10736 Woodbushe Dr SE · Lowell, MI 49331

$250,000

4 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 6 Days on market

Built 1961 0.25 ac lot Est $322k · 22% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

Key facts

• Large deck
• Walkout basement
• Fenced yard

Tags

• WALKOUT BASEMENT
• LARGE DECK
• FENCED YARD
• LARGE SHED
• CITY WATER

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Single family residence; Residential property
• Construction: Built in 1961; Aluminum siding; Asphalt composition shingle roof
• Exterior features: Paved road access; 0.25 acre lot

Interior

• Kitchen: Kitchen; Dining area
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Windows with screens; Nine total rooms; Workshop
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $1 ($12/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.6% below list).
• Recommended offer: $196k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.9% in Lowell — 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 80/100 on livability (#76 in MI, #1,669 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lowell Area Schools (rural): math 51% / reading 64% proficiency, ranked #51 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cherry Creek Elementary School (math 49% / reading 61%, grade C, #271 of 1,397 statewide, top 20%, 468 students, 43% FRL); Lowell Middle School (math 47% / reading 62%, grade B-, #80 of 493 statewide, top 17%, 771 students, 30% FRL); Lowell Senior High School (math 44% / reading 64%, grade C-, #123 of 713 statewide, top 17%, 1,099 students, 29% FRL).
• Market conditions: 116 active listings in the ZIP; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $103k; list at $250k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $196,102 (21.6% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $322,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10736 Woodbushe Dr SE	0.00mi	4/2.0	1,620 (0%)	1mo	$251,000	$155	95
1442 Baywicke Dr SE	0.13mi	4/2.0	1,652 (+2%)	23mo	$295,000	$179	67
1780 Woodrun Dr SE	0.44mi	4/1.5	1,756 (+8%)	0mo	$350,000	$199	63
10855 Woodbushe Dr SE	0.20mi	3/2.0 (-1)	1,772 (+9%)	4mo	$320,000	$181	63
10644 Woodbushe Dr SE	0.21mi	4/2.5	1,822 (+12%)	1mo	$425,000	$233	62
10988 Sconcewood Dr SE	0.41mi	4/2.0	1,644 (+2%)	15mo	$265,000	$161	62
10865 Autumn Oak Dr SE	0.29mi	3/2.0 (-1)	1,520 (-6%)	14mo	$380,500	$250	56
10925 Autumn Oak Dr SE	0.29mi	4/2.5	1,822 (+12%)	7mo	$410,000	$225	53
1679 Stonewood Dr SE	0.41mi	3/2.0 (-1)	1,841 (+14%)	1mo	$372,134	$202	49
11129 Woodbushe Dr SE	0.46mi	4/2.0	1,836 (+13%)	11mo	$335,000	$182	44
11233 Barnsley SE	0.70mi	4/2.0	1,738 (+7%)	18mo	$342,000	$197	36
1875 Berrywood Dr SE	0.54mi	3/2.0 (-1)	1,854 (+14%)	18mo	$385,000	$208	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-40,529
• Equity at exit: $37,276

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-35,539
• Equity at exit: $21,615

Cash invested: $70,000 (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 49331

• Home prices YoY: -31.2%
• Active inventory: 116
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1

Break-even live

Break-even rent $1,960

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $143	-5% $72	+0% $1	+5% $-70	+10% $-141
Rent	-10% $-154	-5% $-76	+0% $1	+5% $78	+10% $156
Rate	-1.0pp $127	-0.5pp $65	base $1	+0.5pp $-64	+1.0pp $-130

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   listing id $250,000 Pending 6 DOM
2. 2026-04-29
   status Pending 584-char remark

   Show marketing remark (586 chars)

   Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

3. 2026-04-29
   status Pending 586-char remark

   Show marketing remark (586 chars)

   Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

4. 2026-04-29
   status Pending

   Show marketing remark (586 chars)

   Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

5. 2026-04-22
   listed $250,000 Active 584-char remark

   Show marketing remark (586 chars)

   Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

6. 2026-04-22
   listed $250,000 Active 586-char remark

   Show marketing remark (586 chars)

   Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

7. 2026-04-22
   listed $250,000 Active

   Show marketing remark (586 chars)

   Just listed! Rare opportunity to get into Lowell under $300K. 4 bedroom 2 bath Bungalow with walkout basement, large deck, fenced yard, large that backs up to complete privacy woods, has a large shed, and municipal water. Priced way below area recent sales. Home has great bones, just needs basic updating, new deck boards, paint, appliances, etc. Amazing equity potential here for anyone able to put in the elbow grease. Cash or Conventional only. Seller requests that any offer(s) to be submitted by 5 PM on Monday 4-27-26. Please do inspections, if any, beforehand. Set appt today!

8. 2015-06-15
   soldstatus $103,200
9. 2015-04-13
   historical
10. 2014-10-06
    historical
11. 2013-10-06
    listed $100,000
12. 2013-10-06
    listed $100,000

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,596 · $133/mo
• Projected year-2 tax: $2,723 · $227/mo
• Expected delta: +$1,127/yr (+$94/mo · 70.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,532
• − Mortgage interest: −$14,004
• − Property taxes: −$1,596
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$7,273
• Taxable loss: −$4,356
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $1,057/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.

Schools (NCES district)

• District: Lowell Area Schools
• NCES district ID: 2622050
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $64,828
• Composite: 50.37/100
• National rank: #1873
• State rank: #51 of 540 in MI

Livability — Lowell

• Score: 80/100
• State rank: #76
• US rank: #1669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,419

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 16% Romanian 8% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.98%
• Current HPI: 266.8058
• 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

+150.0% since first listed

11 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-29 Pending — SW Michigan MLS
• 2026-04-22 Listed $250,000 SW Michigan MLS
• 2026-04-22 Listed $250,000 REALCOMP
• 2026-04-22 Listed $250,000 MiRealSource-MiMLS
• 2015-06-15 Sold (Public Records) $103,200 Public Records
• 2015-04-13 Listing Removed — SW Michigan MLS
• 2014-10-06 Listing Removed — REALCOMP
• 2013-10-06 Listed $100,000 SW Michigan MLS
• 2013-10-06 Listed $100,000 REALCOMP

Property tax history

-3.4%/yr

Latest (2025): $1,596 · -28.7% YoY. Source: county tax records.