7132 Prestonburg Dr SW · Cutlerville, MI 49548

$60,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 9 Days on market

Built 2014 Average condition $711/mo HOA · 44% of rent

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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
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7132 Prestonburg in Grand Rapids! This well-maintained 3-bedroom, 2-bathroom mobile home offers 1,216 square feet of comfortable and affordable living space. Inside, you'll find a spacious layout with an open living area, a functional kitchen with ample cabinet space, and generously sized bedrooms. The primary suite features a private bathroom, creating a comfortable retreat. Two additional bedrooms and a second full bath provide flexibility for family, guests, or a home office. Whether you're a first-time buyer, looking to downsize, or seeking an affordable home in a convenient location, this property offers excellent value. Enjoy easy access to shopping, dining, schools, and major roadways while benefiting from the comfort of a move-in-ready home. Amenities include- playground, basketball court, pool, and clubhouse and pet friendly!

Key facts

• Functional kitchen
• Move-in-ready home
• Open living area

Tags

• OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• PRIVATE BATHROOM
• MOVE-IN-READY HOME
• PLAYGROUND

Property features AI

Finance

• HOA & community: Monthly association fee of $711; Association covers trash, snow removal, and lawn/yard care

Exterior

• Utilities: High-speed internet available
• Home design: Ranch-style home; Residential property; Built in 2014
• Construction: Vinyl siding; Shingle roof
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Three total rooms; Basement (other type)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 9.2% vs local median 2.5% in Cutlerville — 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 71/100 on livability (#280 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Byron Center Public Schools (suburban): math 69% / reading 73% proficiency, ranked #15 of 540 in MI (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Countryside Elementary School (math 86% / reading 86%, grade A+, #8 of 1,397 statewide, top 0%, 589 students, 22% FRL); Byron Center West Middle School (math 64% / reading 69%, grade A-, #33 of 493 statewide, top 7%, 673 students, 23% FRL); Byron Center High School (math 64% / reading 74%, grade B, #38 of 713 statewide, top 5%, 1,339 students, 21% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 111 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Kent County population projected at +22% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 44% of rent.

Recommended offer $60,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.68% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 3.1

CMA / ARV

No comps found within radius.

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: $-129
• Equity at exit: $8,946

10-year hold

• IRR: 10.1%
• Equity multiple: 1.80×
• Total profit: $13,520
• 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 49548

• Active inventory: 111
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$711
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $143

Break-even live

Break-even rent $1,425

Max offer price $60,000

Occupancy floor 86%

Sensitivity live

Price	-10% $185	-5% $164	+0% $143	+5% $123	+10% $102
Rent	-10% $16	-5% $80	+0% $143	+5% $207	+10% $270
Rate	-1.0pp $174	-0.5pp $159	base $143	+0.5pp $128	+1.0pp $112

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	23d	1	0.19mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	4d	1	0.54mi
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	12d	1	0.88mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	12d	1	0.92mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	4d	1	1.15mi

HOA detail

• Monthly dues: $711 · $8,532/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-21
   days on market $60,000 Active 9 DOM
2. 2026-06-18
   days on market $60,000 Active 6 DOM
3. 2026-06-17
   days on market $60,000 Active 5 DOM
4. 2026-06-16
   days on market $60,000 Active 4 DOM
5. 2026-06-15
   days on market $60,000 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $60,000 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: $19,276
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$8,532
• − Depreciation: −$1,745
• Taxable income: $1,354
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $1,396/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

Average 55/100 Cosmetic rehab

This mobile home is in average condition with some cosmetic repairs and maintenance needed. It offers a good layout and is move-in ready with some updates that can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear.
• Minor Kitchen countertops — Slight wear and tear.
• Minor Bathroom shower curtain — Worn and needs replacement.
• Minor Bathroom sink area — Worn and needs cleaning or replacement.
• Minor Exterior siding — Discoloration and minor wear.
• Minor Interior walls/paint — Faded in some areas.
• Minor Windows — Worn and need cleaning or replacement.
• Minor HVAC/mechanicals — Worn and need cleaning or replacement.
• Minor Landscaping — Needs trimming and maintenance.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace worn shower curtain — A new shower curtain can improve the home's curb appeal.
• Rental Clean and maintain HVAC system — A clean and well-maintained HVAC system can attract tenants.
• Resale Trim and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers.
• Resale Replace worn kitchen cabinets and countertops — Fresh cabinets and countertops can significantly improve the home's appearance and value.
• Resale Replace worn bathroom sink area — A new sink area can improve the home's appearance and functionality.
• Resale Replace worn exterior siding — Fresh siding can improve the home's curb appeal and value.
• Rental Paint interior walls — Fresh paint can improve the home's appearance and attract tenants.
• Resale Replace worn windows — Fresh windows can improve the home's curb appeal and value.
• Rental Replace worn HVAC/mechanicals — A clean and well-maintained HVAC system can attract tenants and improve the home's functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear.	Minor	$500–3,000
Kitchen countertops · Slight wear and tear.	Minor	$500–3,000
Bathroom shower curtain · Worn and needs replacement.	Minor	$500–3,000
Bathroom sink area · Worn and needs cleaning or replacement.	Minor	$500–3,000
Exterior siding · Discoloration and minor wear.	Minor	$500–3,000
Interior walls/paint · Faded in some areas.	Minor	$500–3,000
Windows · Worn and need cleaning or replacement.	Minor	$500–3,000
HVAC/mechanicals · Worn and need cleaning or replacement.	Minor	$500–3,000
Landscaping · Needs trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 9 items		$4,500–27,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace worn shower curtain — A new shower curtain can improve the home's curb appeal. ↑
• Rental Clean and maintain HVAC system — A clean and well-maintained HVAC system can attract tenants. ↑
• Resale Trim and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers. ↑
• Resale Replace worn kitchen cabinets and countertops — Fresh cabinets and countertops can significantly improve the home's appearance and value. ↑
• Resale Replace worn bathroom sink area — A new sink area can improve the home's appearance and functionality. ↑
• Resale Replace worn exterior siding — Fresh siding can improve the home's curb appeal and value. ↑
• Rental Paint interior walls — Fresh paint can improve the home's appearance and attract tenants. ↑
• Resale Replace worn windows — Fresh windows can improve the home's curb appeal and value. ↑
• Rental Replace worn HVAC/mechanicals — A clean and well-maintained HVAC system can attract tenants and improve the home's 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: Byron Center Public Schools
• NCES district ID: 2607560
• Math proficiency: 69% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $63,763
• Composite: 61.5/100
• National rank: #753
• State rank: #15 of 540 in MI

Livability — Cutlerville

• Score: 71/100
• State rank: #280
• US rank: #6874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutlerville, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,777
• Household income: $61,636
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 781.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 16% Black 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4%
• Common ancestry: Iranian 10% Romanian 4% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 14% Vietnamese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -208.41%
• Current HPI: 325.8096
• Rent YoY: —
• 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

2 events — show timeline

• 2026-06-12 Listed $60,000 MiRealSource-MiMLS
• 2026-06-12 Listed $60,000 SW Michigan MLS