9137 Pine Lake Ct · Port Sheldon, MI 49460

$74,900

3 bd · 2.0 ba · 1,583 sqft · Manufactured · 79 Days on market

Built 1999 Good condition $47/sqft · 6% below area Est $80k · 6% under $755/mo HOA · 41% of rent ↓ 8% since listing

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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 +25.7/30.0
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

Key facts

• Cozy living room
• Private yard
• Spacious foyer

Tags

• SPACIOUS FOYER
• COZY LIVING ROOM
• LARGE FRONT DECK
• PRIVATE YARD
• SEPARATE MUDROOM ENTRY
• INDOOR POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 62 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 $518 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.46% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 3.4

CMA / ARV

• ARV (median comp): $80,000
• List price: $74,900
• Delta: -6.38%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9150 Stoney Sta Lot 570	0.07mi	3/2.0	1,488 (-6%)	7mo	$77,000	$52	81
14445 Fellows Sta	0.17mi	3/2.0	1,488 (-6%)	5mo	$79,900	$54	78
9008 Brickersville Dr	0.23mi	3/2.0	1,404 (-11%)	12mo	$89,900	$64	60
14309 Winding Creek Ln Lot 315	0.41mi	3/2.0	1,404 (-11%)	3mo	$88,000	$63	59
8687 Muirfield Dr	0.70mi	3/2.0	1,568 (-1%)	11mo	$102,000	$65	57
8747 Muirfield Dr	0.58mi	3/2.0	1,486 (-6%)	8mo	$62,000	$42	56

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-163
• Equity at exit: $11,168

10-year hold

• IRR: 10.0%
• Equity multiple: 1.79×
• Total profit: $16,642
• Equity at exit: $6,476

Cash invested: $20,972 (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: 62
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$755
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $180

Break-even live

Break-even rent $1,611

Max offer price $74,900

Occupancy floor 85%

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: $18,725
• Closing costs: $2,247
• 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	2d	1	0.21mi
14869 Camino CT West Olive, MI	3.0	2.5	1498	$2,460	$1.64	2d	2	0.41mi

HOA detail

• Monthly dues: $755 · $9,060/yr
• Likely covers: landscapingpool

Listing history 19 events

1. 2026-06-18
   days on market $74,900 Active 79 DOM
2. 2026-06-17
   days on market $74,900 Active 78 DOM
3. 2026-06-16
   days on market $74,900 Active 77 DOM
4. 2026-06-15
   days on market $74,900 Active 76 DOM
5. 2026-06-14
   days on market $74,900 Active 74 DOM
6. 2026-06-10
   days on market $74,900 Active 71 DOM
7. 2026-06-09
   days on market $74,900 Active 70 DOM
8. 2026-06-08
   days on market $74,900 Active 69 DOM
9. 2026-06-07
   pricedays on market $74,900 Active 68 DOM
10. 2026-06-05
    days on market $82,900 Active 65 DOM
11. 2026-06-03
    days on market $82,900 Active 63 DOM
12. 2026-06-01
    days on market $82,900 Active 62 DOM
13. 2026-05-31
    days on market $82,900 Active 61 DOM
14. 2026-05-12
    price $82,900 912-char remark

    Show marketing remark (912 chars)

    Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

15. 2026-05-12
    price $82,900 912-char remark

    Show marketing remark (912 chars)

    Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

16. 2026-05-12
    price $82,900

    Show marketing remark (912 chars)

    Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

17. 2026-03-30
    listed $89,900 Active 912-char remark

    Show marketing remark (912 chars)

    Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

18. 2026-03-30
    listed $89,900 Active 912-char remark

    Show marketing remark (912 chars)

    Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

19. 2026-03-30
    listed $89,900 Active

    Show marketing remark (912 chars)

    Welcome to easy living in West Olive Estates, where comfort meets community in all the right ways. This inviting 3-bedroom, 2 full bath home features a spacious foyer that leads to a functional, easy-flow layout highlighted by a cozy living room with a fireplace-ideal for gathering, relaxing, and adding a touch of charm year-round. The large front deck extends your living space outdoors. Out back, enjoy a private yard that feels like your own peaceful retreat, with space to relax, play, or simply take in the quiet surroundings. A separate mudroom entry offers a convenient place to leave those outdoor boots and toys. West Olive Estates offers a variety of amenities including a clubhouse, indoor pool, basketball courts, community gardens, playgrounds, and more. Whether you're looking for comfort, convenience, or connection, this home offers a lifestyle that's easy to step into and even easier to love.

ⓘ 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: $22,069
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$9,060
• − Depreciation: −$2,179
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $1,778/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 3-bedroom, 2-bath home in West Olive Estates is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage 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: 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 — Port Sheldon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

-7.8% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $82,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $82,900 REALCOMP
• 2026-05-12 Price Changed $82,900 SW Michigan MLS
• 2026-03-30 Listed $89,900 SW Michigan MLS
• 2026-03-30 Listed $89,900 REALCOMP
• 2026-03-30 Listed $89,900 MiRealSource-MiMLS