20813 Grandville Rd #214 · Big Rapids, MI 49307

$29,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 42 Days on market

Built 2001 Fair condition $25/sqft · 63% below area $525/mo HOA · 39% of rent ↓ 25% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

Key facts

• Pickleball court
• Tennis court
• Basketball court

Tags

• CLEAN WELL MAINTAINED GROUNDS
• PLAYGROUND
• TENNIS COURT
• PICKLEBALL COURT
• BASKETBALL COURT

Property features AI

Finance

• HOA & community: Monthly association fee of $525; Association includes snow removal; Community amenities: playground, tennis courts

Exterior

• Utilities: Public water
• Home design: Ranch-style residence; One-story (ranch); Built in 2001
• Construction: Vinyl siding; Shingle roof
• Exterior features: Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Slab basement; Total building area approximately 1,216

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$81,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 2.5% in Big Rapids — 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 73/100 on livability (#209 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.47% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.48%
• DSCR: 3.07
• GRM: 1.9

CMA / ARV

• ARV (median comp): $81,365
• List price: $29,900
• Delta: -63.25%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20798 Saint Joseph Ave Lot 226	0.18mi	3/2.0	1,216 (0%)	1mo	$35,000	$29	91
18365 Saint Joseph Dr #234	0.20mi	3/2.0	1,216 (0%)	1mo	$30,000	$25	90
18336 St Joseph Ave #222	0.23mi	3/2.0	1,216 (0%)	6mo	$69,900	$57	84
21269 19 Mile Rd	0.54mi	2/2.0 (-1)	1,288 (+6%)	8mo	$119,900	$93	53

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: 44.3%
• Equity multiple: 2.93×
• Total profit: $16,153
• Equity at exit: $4,458

10-year hold

• IRR: 50.5%
• Equity multiple: 6.02×
• Total profit: $42,055
• Equity at exit: $2,585

Cash invested: $8,372 (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 49307

• Active inventory: 191
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$525
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $324

Break-even live

Break-even rent $926

Max offer price $29,900

Occupancy floor 71%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: watersewertrashlandscaping

Listing history 19 events

1. 2026-06-19
   days on market $29,900 Active 42 DOM
2. 2026-06-18
   days on market $29,900 Active 41 DOM
3. 2026-06-17
   days on market $29,900 Active 40 DOM
4. 2026-06-16
   days on market $29,900 Active 39 DOM

   Show marketing remark (790 chars)

   Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

5. 2026-06-16
   price $29,900 Active 38 DOM

   Show marketing remark (790 chars)

   Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

6. 2026-06-15
   days on market $39,900 Active 38 DOM

   Show marketing remark (790 chars)

   Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

7. 2026-06-12
   days on market $39,900 Active 35 DOM
8. 2026-06-09
   days on market $39,900 Active 32 DOM
9. 2026-06-08
   days on market $39,900 Active 31 DOM
10. 2026-06-07
    days on market $39,900 Active 30 DOM
11. 2026-06-07
    days on market $39,900 Active 29 DOM
12. 2026-06-04
    days on market $39,900 Active 26 DOM
13. 2026-06-02
    days on market $39,900 Active 25 DOM
14. 2026-06-01
    days on market $39,900 Active 24 DOM
15. 2026-05-31
    days on market $39,900 Active 23 DOM
16. 2026-05-31
    days on market $39,900 Active 22 DOM
17. 2026-05-08
    listed $39,900 Active 760-char remark

    Show marketing remark (790 chars)

    Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

18. 2026-05-08
    listed $39,900 Active 758-char remark

    Show marketing remark (790 chars)

    Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

19. 2026-05-08
    listed $39,900 Active

    Show marketing remark (790 chars)

    Country Manor Estates is now under new ownership and professional management! Looking for an affordable 3-bedroom, 2 full bath home? This welcoming community offers a variety of financing options to fit your needs. Enjoy clean, well-maintained grounds along with great amenities, including a playground, tennis, pickleball, and basketball court--perfect for families and active lifestyles. Lot rent is approximately $525/month + $110 for water, sewer and trashPlease note: this is a mobile home community; no land is included in the sale. Buyer must complete park application and receive approval prior to closing. Buyers must pay a 6% sales tax and a $90.00 title transfer fee that goes to the Secretary of State. Contact the listing agent today for more information or to schedule a tour!

ⓘ 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: $16,040
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$6,300
• − Depreciation: −$870
• Taxable income: $4,031
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $2,924/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 · 9 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed to improve its appearance and value. Painting and landscaping can significantly enhance its curb appeal and property value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Exterior paint — Siding could benefit from a fresh coat of paint

Value-add opportunities

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Window treatments — New window treatments can enhance the home's curb appeal and interior aesthetics
• Both Landscaping — Improved landscaping can increase the home's curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Exterior paint · Siding could benefit from a fresh coat of paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Window treatments — New window treatments can enhance the home's curb appeal and interior aesthetics ↑
• Both Landscaping — Improved landscaping can increase the home's curb appeal and property 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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Big Rapids

• Score: 73/100
• State rank: #209
• US rank: #5231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mecosta County · 18,407 people
• City population: 18,407
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, MI
• 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

-25.1% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $29,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $29,900 REALCOMP
• 2026-06-15 Price Changed $29,900 SW Michigan MLS
• 2026-06-03 Relisted — MiRealSource-MiMLS
• 2026-05-30 Listing Removed — MiRealSource-MiMLS
• 2026-05-08 Listed $39,900 SW Michigan MLS
• 2026-05-08 Listed $39,900 REALCOMP
• 2026-05-08 Listed $39,900 MiRealSource-MiMLS