11550 Boyne Blvd · Allendale, MI 49401

$60,000

3 bd · 2.0 ba · 1,215 sqft · Manufactured · 33 Days on market

Built 1993 Good condition Est $58k · at est.

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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 +6.2/15.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Allendale Meadows! This spacious double-wide boasts an open-concept design with modern updates and effortless flow. Inside, you'll find three generous bedrooms, two full bathrooms--including a private primary en suite--and bright, comfortable living spaces that feel fresh and inviting. The home is nestled in the desirable Allendale School District with community amenities like a playground, clubhouse, and pool just steps away. Take advantage of nearby shopping, dining, and Grand Valley State University. With its ideal location and affordable price, this is an opportunity you won't want to miss. Schedule your tour today and experience the best of Allendale Meadows living!The home is located in a park, and the transaction will be subject to park approval of the buyer. Allendale Meadows contact number [phone]

Key facts

• Open-concept design
• Clubhouse
• Community amenities

Tags

• OPEN-CONCEPT DESIGN
• PRIVATE PRIMARY EN SUITE
• ALLENDALE SCHOOL DISTRICT
• COMMUNITY AMENITIES
• PLAYGROUND
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Community clubhouse; Fitness center; Pets allowed; Playground; Pool; Association covers water, sewer and snow removal

Exterior

• Utilities: Public water; Natural gas connected; Electric water heater
• Home design: Residential property; Other architectural style
• Construction: Built in 1993; Vinyl siding
• Exterior features: Paved road access; Leased land; Shed(s)

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Seven total rooms; Crawl space basement; Microwave; Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.1% in Allendale — 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 67/100 on livability (#405 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Allendale Public Schools (suburban): math 47% / reading 61% proficiency, ranked #79 of 540 in MI (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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. 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.
4. 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.
5. 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: 2.48% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.38%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $58,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5032 Squaw Valley Ln #102	0.02mi	3/2.0	1,144 (-6%)	2mo	$55,000	$48	88
4447 Oakland Dr	0.69mi	3/2.0	1,340 (+10%)	14mo	$64,500	$48	39
11372 Maple Ct	0.74mi	3/2.0	1,056 (-13%)	22mo	$55,000	$52	25

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: 52.6%
• Equity multiple: 3.31×
• Total profit: $38,786
• Equity at exit: $8,946

10-year hold

• IRR: 57.8%
• Equity multiple: 6.73×
• Total profit: $96,299
• Equity at exit: $5,188

Cash invested: $16,800 (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 49401

• Home prices YoY: -28.4%
• Active inventory: 166
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $761

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11400 Boyne Blvd Allendale, MI	2.0	2.0	960	$1,299	$1.35	2d	1	0.20mi
11477 Shanty Creek Ln Allendale, MI	3.0	2.0	1456	$1,650	$1.13	23d	1	0.23mi
11367 40th Ave Allendale Charter Twp, MI	2.0	2.0	968	$1,500	$1.55	2d	1	1.29mi
5399 Pierce St Allendale, MI	2.0	2.0	1300	$1,745	$1.34	2d	5	1.44mi

Listing history 5 events

1. 2026-06-01
   statusdays on market $60,000 Pending 33 DOM
2. 2026-05-31
   days on market $60,000 Active 32 DOM
3. 2026-04-15
   listed $60,000 Active

   Show marketing remark (840 chars)

   Welcome home to Allendale Meadows! This spacious double-wide boasts an open-concept design with modern updates and effortless flow. Inside, you'll find three generous bedrooms, two full bathrooms--including a private primary en suite--and bright, comfortable living spaces that feel fresh and inviting. The home is nestled in the desirable Allendale School District with community amenities like a playground, clubhouse, and pool just steps away. Take advantage of nearby shopping, dining, and Grand Valley State University. With its ideal location and affordable price, this is an opportunity you won't want to miss. Schedule your tour today and experience the best of Allendale Meadows living!The home is located in a park, and the transaction will be subject to park approval of the buyer. Allendale Meadows contact number [phone]

4. 2026-04-15
   listed $60,000 Active 840-char remark

   Show marketing remark (840 chars)

   Welcome home to Allendale Meadows! This spacious double-wide boasts an open-concept design with modern updates and effortless flow. Inside, you'll find three generous bedrooms, two full bathrooms--including a private primary en suite--and bright, comfortable living spaces that feel fresh and inviting. The home is nestled in the desirable Allendale School District with community amenities like a playground, clubhouse, and pool just steps away. Take advantage of nearby shopping, dining, and Grand Valley State University. With its ideal location and affordable price, this is an opportunity you won't want to miss. Schedule your tour today and experience the best of Allendale Meadows living!The home is located in a park, and the transaction will be subject to park approval of the buyer. Allendale Meadows contact number [phone]

5. 2026-04-15
   listed $60,000 Active 840-char remark

   Show marketing remark (840 chars)

   Welcome home to Allendale Meadows! This spacious double-wide boasts an open-concept design with modern updates and effortless flow. Inside, you'll find three generous bedrooms, two full bathrooms--including a private primary en suite--and bright, comfortable living spaces that feel fresh and inviting. The home is nestled in the desirable Allendale School District with community amenities like a playground, clubhouse, and pool just steps away. Take advantage of nearby shopping, dining, and Grand Valley State University. With its ideal location and affordable price, this is an opportunity you won't want to miss. Schedule your tour today and experience the best of Allendale Meadows living!The home is located in a park, and the transaction will be subject to park approval of the buyer. Allendale Meadows contact number [phone]

ⓘ 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: $17,862
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$1,745
• Taxable income: $8,698
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $7,048/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 · 12 photos

Good 75/100 Cosmetic rehab

This spacious double-wide is in good condition with modern updates and an open-concept design. It offers a good investment opportunity with potential for further value enhancement through minor cosmetic updates.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace gutters — Improves home's appearance and functionality
• Both Replace flooring in bathrooms — Modernizes spaces and improves aesthetics
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace gutters — Improves home's appearance and functionality ↑
• Both Replace flooring in bathrooms — Modernizes spaces and improves aesthetics ↑
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality ↑

ⓘ 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: Allendale Public Schools
• NCES district ID: 2602550
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $49,457
• Composite: 46.0/100
• National rank: #2534
• State rank: #79 of 540 in MI

Livability — Allendale

• Score: 67/100
• State rank: #405
• US rank: #10988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allendale, MI
• City population: 28,941
• Population (ZIP): 28,941

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Iranian 18% Romanian 9% Lithuanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -111.51%
• Current HPI: 280.6471
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-15 Listed $60,000 MiRealSource-MiMLS
• 2026-04-15 Listed $60,000 REALCOMP
• 2026-04-15 Listed $60,000 SW Michigan MLS