70710 Maple St #32 · Granger, IN 49112

$66,100

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 44 Days on market

Built 2026 Excellent condition $63/sqft · 11% above area Est $59k · 11% over

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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
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, , and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 43 days

Property features AI

Finance

• Other: Plan name 94282; Last modified 2026-05-06
• Financial info: List price $65,600

Exterior

• Home design: Spec-built property; Active listing
• Exterior features: Address: 70710 Maple St #32, Edwardsburg, MI 49112

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 1056

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 3.3% in Granger — 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 78/100 on livability (#33 in IN, #2,584 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Edwardsburg Public Schools (suburban): math 51% / reading 66% proficiency, ranked #52 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $457 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cass County population projected at -20% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,117 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 2.16% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.53%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (median comp): $59,339
• List price: $66,100
• Delta: 11.39%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.4%
• Equity multiple: 2.73×
• Total profit: $32,073
• Equity at exit: $9,856

10-year hold

• IRR: 46.7%
• Equity multiple: 5.49×
• Total profit: $83,079
• Equity at exit: $5,715

Cash invested: $18,508 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$347
• Tax est. 1.5%: −$83 /mo · $992/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $671

Break-even live

Break-even rent $578

Max offer price $66,100

Occupancy floor 48%

Sensitivity live

Price	-10% $717	-5% $694	+0% $671	+5% $649	+10% $626
Rent	-10% $559	-5% $615	+0% $671	+5% $728	+10% $784
Rate	-1.0pp $705	-0.5pp $688	base $671	+0.5pp $654	+1.0pp $637

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: $16,525
• Closing costs: $1,983
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $66,100 Active 44 DOM
2. 2026-06-18
   days on market $66,100 Active 43 DOM
3. 2026-06-17
   days on market $66,100 Active 42 DOM
4. 2026-06-16
   days on market $66,100 Active 41 DOM
5. 2026-06-15
   days on market $66,100 Active 40 DOM
6. 2026-06-14
   days on market $66,100 Active 38 DOM
7. 2026-06-13
   days on market $66,100 Active 37 DOM
8. 2026-06-10
   days on market $66,100 Active 35 DOM
9. 2026-06-09
   days on market $66,100 Active 34 DOM
10. 2026-06-08
    days on market $66,100 Active 33 DOM
11. 2026-06-07
    days on market $66,100 Active 32 DOM
12. 2026-06-05
    days on market $66,100 Active 29 DOM
13. 2026-06-03
    days on market $66,100 Active 28 DOM
14. 2026-06-02
    days on market $66,100 Active 27 DOM
15. 2026-06-01
    pricedays on market $66,100 Active 26 DOM
16. 2026-05-31
    days on market $65,600 Active 25 DOM
17. 2026-05-30
    days on market $65,600 Active 24 DOM
18. 2026-05-06
    listed $65,600 Active 448-char remark

ⓘ 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: $17,137
• − Mortgage interest: −$3,703
• − Property taxes: −$992
• − Insurance: −$330
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$1,923
• Taxable income: $7,448
• Est. tax owed @ 24.0%: −$1,787
• After-tax cash flow: $6,269/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 · 13 photos

Excellent 100/100 None rehab

This brand new 3-bedroom, 2-bathroom manufactured home is move-in ready with a modern design and new appliances, making it an excellent investment opportunity.

Value-add opportunities

• Both Staging — Staging enhances the home's appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Staging — Staging enhances the home's appeal and can increase both resale and rental value. ↑

ⓘ 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: Edwardsburg Public Schools
• NCES district ID: 2612990
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $55,372
• Composite: 50.29/100
• National rank: #1883
• State rank: #52 of 540 in MI

Livability — Granger

• Score: 78/100
• State rank: #33
• US rank: #2584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 31,598
• Population (ZIP): 10,436

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.26%
• Current HPI: 183.898
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B