Barton II Plan · Albion, MI 49224

$89,779

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 584 Days on market

Good condition

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move into this stunning three-bedroom, two-bath home with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. The highlight of the home is the chef's kitchen, complete with large cabinets and a gorgeous island. The ample storage space provided by the cabinets ensures that all of your kitchen essentials will have a place. The island not only adds a touch of elegance but also serves as a convenient spot for meal preparation or casual dining. Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $92,199, 10.55 APR, $2999 Down or Down Payment Amount, 360 payments of $1,347, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

Key facts

• Listed 583 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 8.6% in Albion — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#328 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D+, schools F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $620 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 584 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,005 (12.0% below list)

Questions for the listing agent

1. It's been on market 584 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $15,342
• Equity at exit: $13,386

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $51,905
• Equity at exit: $7,762

Cash invested: $25,138 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49224

• Home prices YoY: -24.9%
• Active inventory: 134
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,347/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $469

Break-even live

Break-even rent $785

Max offer price $89,779

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,445
• Closing costs: $2,693
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Westover Blvd Albion, MI	3.0–4.0	2.0	1456	$1,379	$0.95	43d	4	0.03mi

Listing history 18 events

1. 2026-06-19
   days on market $89,779 Active 584 DOM
2. 2026-06-18
   days on market $89,779 Active 583 DOM
3. 2026-06-17
   days on market $89,779 Active 582 DOM
4. 2026-06-16
   days on market $89,779 Active 581 DOM
5. 2026-06-15
   days on market $89,779 Active 580 DOM
6. 2026-06-14
   days on market $89,779 Active 578 DOM
7. 2026-06-13
   days on market $89,779 Active 577 DOM
8. 2026-06-10
   days on market $89,779 Active 575 DOM
9. 2026-06-09
   days on market $89,779 Active 574 DOM
10. 2026-06-08
    days on market $89,779 Active 573 DOM
11. 2026-06-07
    days on market $89,779 Active 572 DOM
12. 2026-06-05
    days on market $89,779 Active 569 DOM
13. 2026-06-03
    days on market $89,779 Active 568 DOM
14. 2026-06-02
    days on market $89,779 Active 567 DOM
15. 2026-06-01
    days on market $89,779 Active 566 DOM
16. 2026-05-31
    days on market $89,779 Active 565 DOM
17. 2026-05-30
    days on market $89,779 Active 564 DOM
18. 2024-11-12
    listed $89,779 Active 1148-char remark

    Show marketing remark (1148 chars)

    Move into this stunning three-bedroom, two-bath home with all the finishing touches already in place. The entire house is adorned with beautifully finished drywall, giving it a polished and sleek appearance. The highlight of the home is the chef's kitchen, complete with large cabinets and a gorgeous island. The ample storage space provided by the cabinets ensures that all of your kitchen essentials will have a place. The island not only adds a touch of elegance but also serves as a convenient spot for meal preparation or casual dining. Financing offered through First Choice MH LLC, a licensed mortgage loan originator in the State of Michigan, Ohio, Texas, Indiana and Illinois . Main office 600 W. 22nd Street Suite 101 Oak Brook, IL 60523. NMLS# 1241272. Equal Housing Lender. Estimated monthly payment based on price of $92,199, 10.55 APR, $2999 Down or Down Payment Amount, 360 payments of $1,347, includes Site Rent, insurance or local site taxes. All conditions are subject to credit approval and approval for residency within an authorized community. Contact local Community Manager for details. Amounts rounded to the nearest dollar.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,548
• − Mortgage interest: −$5,029
• − Property taxes: −$1,347
• − Insurance: −$449
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,612
• Taxable income: $4,464
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,556/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic improvements that could further increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more potential buyers or renters.
• Both Adding smart home features — Modern technology can increase the home's appeal and marketability.
• Both Upgrading the kitchen appliances — Newer, more energy-efficient appliances can improve the home's value and energy efficiency.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more potential buyers or renters. ↑
• Both Adding smart home features — Modern technology can increase the home's appeal and marketability. ↑
• Both Upgrading the kitchen appliances — Newer, more energy-efficient appliances can improve the home's value and energy efficiency. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Albion

• Score: 70/100
• State rank: #328
• US rank: #8096

Category grades

Amenities D+ Commute C- Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, MI
• Population (ZIP): 13,309

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.85%
• Current HPI: 205.078
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

1 event — show timeline

• 2024-11-12 Listed $89,779 Zillow