14549 Shady Holw · Grand Haven, MI 49460

$94,900

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

Built 2021 Good condition Est $80k · 18% over $755/mo HOA · 45% of rent ↓ 1% since listing

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

Key facts

• Community pool
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $81k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 1.8% in Grand Haven — 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 81/100 on livability (#69 in MI, #1,467 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, commute F.
• West Ottawa Public School District (suburban): math 37% / reading 52% proficiency, ranked #140 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sheldon Woods Elementary School (math 42% / reading 47%, grade F, #484 of 1,397 statewide, top 38%, 150 students, 65% FRL); Harbor Lights Middle School (math 38% / reading 53%, grade D+, #161 of 493 statewide, top 33%, 817 students, 52% FRL); West Ottawa High School Campus (math 39% / reading 62%, grade D+, #146 of 713 statewide, top 21%, 2,196 students, 51% FRL).
• Market conditions: 64 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ottawa County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $81,364 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.76% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14549 Shady Holw	0.00mi	3/2.0	1,216 (0%)	1mo	$80,000	$66	100

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-20,847
• Equity at exit: $14,150

10-year hold

• IRR: -15.4%
• Equity multiple: 0.10×
• Total profit: $-23,838
• Equity at exit: $8,205

Cash invested: $26,572 (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 49460

• Home prices YoY: -30.4%
• Active inventory: 64
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$755
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-94

Break-even live

Break-even rent $1,786

Max offer price $81,364

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-61	+0% $-94	+5% $-126	+10% $-159
Rent	-10% $-225	-5% $-159	+0% $-94	+5% $-28	+10% $38
Rate	-1.0pp $-46	-0.5pp $-69	base $-94	+0.5pp $-118	+1.0pp $-143

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8930 146th Ave West Olive, MI	3.0–4.0	2.0	1424	$1,499	$1.05	4d	1	0.14mi
14869 Camino CT West Olive, MI	3.0	2.5	1498	$2,460	$1.64	4d	2	0.63mi

HOA detail

• Monthly dues: $755 · $9,060/yr

Listing history 9 events

1. 2026-04-24
   price $94,900 668-char remark

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

2. 2026-04-23
   price $94,900 668-char remark

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

3. 2026-04-23
   price $94,900

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

4. 2026-04-18
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

5. 2026-04-18
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

6. 2026-04-18
   status Pending

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

7. 2026-04-17
   listed $95,900 Active 668-char remark

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

8. 2026-04-17
   listed $95,900 Active 668-char remark

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

9. 2026-04-17
   listed $95,900 Active

   Show marketing remark (668 chars)

   Welcome to this beautifully maintained manufactured home built in 2021, offering modern comfort and easy living. This home features 3 spacious bedrooms and 2 full bathrooms, designed with an open and functional layout perfect for everyday living. Located in the desirable area of West Olive, you'll enjoy the peaceful surroundings while being just minutes away from the stunning shores of Lake Michigan--perfect for relaxing days, outdoor activities, and breathtaking sunsets. Move-in ready and well cared for, this home is ideal for anyone looking for a newer property without the wait of new construction. Don't miss the opportunity to make this charming home yours!

ⓘ 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: $20,009
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$9,060
• − Depreciation: −$2,761
• Taxable loss: −$2,227
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $-588/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 · 2 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with a well-maintained exterior and interior. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Resale New flooring in bathrooms — Fresh flooring can make bathrooms more appealing to potential buyers.
• Resale Upgrading kitchen appliances — Modern appliances can make the kitchen more attractive to potential buyers.
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and improve tenant satisfaction.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Resale New flooring in bathrooms — Fresh flooring can make bathrooms more appealing to potential buyers. ↑
• Resale Upgrading kitchen appliances — Modern appliances can make the kitchen more attractive to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and improve tenant satisfaction. ↑

ⓘ 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: West Ottawa Public School District
• NCES district ID: 2635910
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $58,127
• Composite: 38.94/100
• National rank: #4087
• State rank: #140 of 540 in MI

Livability — Grand Haven

• Score: 81/100
• State rank: #69
• US rank: #1467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 33,878
• Population (ZIP): 8,891

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 313,561 people
• By 2030: 330,027 · +5.3%
• By 2040: 361,118 · +15.2%
• By 2050: 388,414 · +23.9%
• By 2075: 452,175 · +44.2%
• By 2100: 473,041 · +50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Iranian 24% Romanian 5% Italian 3%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 2%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+20.4) · D 39.0% · R 59.5% · Other 1.5%
• 2008→2024 swing: +3.4pp toward D · 2008: -23.9pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+21.5 2016: R+30.4 2012: R+34.2 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.51%
• Current HPI: 297.0617
• 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

-1.0% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $94,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $94,900 REALCOMP
• 2026-04-23 Price Changed $94,900 SW Michigan MLS
• 2026-04-18 Pending — REALCOMP
• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — SW Michigan MLS
• 2026-04-17 Listed $95,900 SW Michigan MLS
• 2026-04-17 Listed $95,900 REALCOMP
• 2026-04-17 Listed $95,900 MiRealSource-MiMLS