13566 Pinewood Dr · Grand Haven, MI 49417

$45,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 3 Days on market

Built 1990 Good condition Est $52k · 14% under

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Why this score? — see what drove the A- 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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to River Haven! This well-maintained 1990 manufactured home in Grand Haven offers comfortable living in a peaceful setting. Clean, neat, and move-in ready, it features several key updates including a newer roof, modern HVAC system, and an updated walk in tile shower in the primary. The home's thoughtful upkeep shows throughout, making it an easy choice for buyers seeking quality and value. A handy storage shed adds extra convenience for tools and outdoor storage. Enjoy the relaxed lifestyle of River Haven Park--just minutes from Lake Michigan, shopping, and downtown Grand Haven. River Haven is pet friendly and offers several amenities including a clubhouse and fitness center, playground, park and ball courts. They also offer wifi in the common areas. Check it out today. * This is a titled home on leased land.

Key facts

• Fitness center
• Clubhouse
• Newer roof

Tags

• NEWER ROOF
• MODERN HVAC SYSTEM
• UPDATED WALK IN TILE SHOWER
• HANDY STORAGE SHED
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Clubhouse; Pets allowed; Playground

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; High-speed internet available
• Home design: Ranch-style home; Other architectural elements; Single-story entry
• Construction: Built in 1990; Vinyl siding; Composition roof
• Exterior features: Leased land; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: 8 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 30.8% 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: schools A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Grand Haven Area Public Schools (suburban): math 52% / reading 68% proficiency, ranked #42 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.0%/yr); 218 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $311 of loan paydown is wiped out by about $1k 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 + 6.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 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.

Recommended offer $45,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 3.46% ✓
• Cap rate: 30.82%
• Cash-on-cash: 87.61%
• DSCR: 4.90
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $52,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13523 Oaktree Ct	0.06mi	3/2.0 (+1)	1,404 (+4%)	5mo	$49,900	$36	81
13606 Winding Creek Dr	0.13mi	3/2.0 (+1)	1,280 (-5%)	10mo	$50,000	$39	72
14487 Magnolia Dr	0.24mi	3/2.0 (+1)	1,456 (+8%)	2mo	$70,000	$48	68

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 · 6.03% rent growth · sell at horizon

5-year hold

• IRR: 91.6%
• Equity multiple: 5.46×
• Total profit: $56,212
• Equity at exit: $6,710

10-year hold

• IRR: 95.1%
• Equity multiple: 12.58×
• Total profit: $145,856
• Equity at exit: $3,891

Cash invested: $12,600 (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 49417

• Rents YoY: 6.0%
• Active inventory: 218
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $920

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 36%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14546 Mercury Dr Grand Haven, MI	3.0	2.0	1136	$1,414	$1.24	2d	1	0.45mi

Listing history 4 events

1. 2026-06-19
   days on market $45,000 Active 3 DOM
2. 2026-06-18
   days on market $45,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $45,000 Active 1 DOM

ⓘ 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: $18,696
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$1,309
• Taxable income: $10,975
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $8,404/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 well-maintained 1990 manufactured home in Grand Haven is move-in ready with a newer roof and modern HVAC system. It offers comfortable living in a peaceful setting and is an easy choice for buyers seeking quality and value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — standard and functional

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathroom
• Both replace carpet — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and functional	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑
• Both replace carpet — improves comfort and appearance ↑

ⓘ 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: Grand Haven Area Public Schools
• NCES district ID: 2616380
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $56,566
• Composite: 51.64/100
• National rank: #1698
• State rank: #42 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

• County: Ottawa County · 144,142 people
• City population: 33,878
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 33,878
• Household income: $83,405
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 770.0

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% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 3%
• Foreign-born: 3% · Canada, South Korea, India
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -424.92%
• Current HPI: 365.7115
• Rent YoY: ▲ 6.03%
• Metro: Grand Rapids-Kentwood, 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

+0.0% since first listed

3 events — show timeline

• 2026-06-13 Listed $45,000 MiRealSource-MiMLS
• 2026-06-13 Listed $45,000 REALCOMP
• 2026-06-13 Listed $45,000 SW Michigan MLS