316 S Harewood Dr SW · Cutlerville, MI 49548

$33,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 40 Days on market

Built 1993 Average condition $28/sqft · 33% below area Est $50k · 33% under ↓ 37% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

Key facts

• Added storage shed
• Outdoor living deck
• Community pool

Tags

• WELL-APPOINTED KITCHEN
• DEDICATED LAUNDRY ROOM
• OUTDOOR LIVING DECK
• ADDED STORAGE SHED
• CAMELOT MANOR COMMUNITY
• COMMUNITY CENTER EVENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $34k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $34k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 44.1% vs local median 2.4% 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.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 32% 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 $232 of loan paydown is wiped out by about $1k 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $32,495 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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: 4.87% ✓
• Cap rate: 44.15%
• Cash-on-cash: 135.20%
• DSCR: 7.02
• GRM: 1.7

CMA / ARV

• ARV (median comp): $50,128
• List price: $33,500
• Delta: -33.17%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 S Harewood Dr SW	0.00mi	3/2.0	1,216 (0%)	0mo	$31,700	$26	100
6516 Bayonet Ave SW	0.48mi	3/2.0	1,088 (-10%)	10mo	$56,000	$51	52

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: —
• Equity multiple: 7.60×
• Total profit: $61,906
• Equity at exit: $4,995

10-year hold

• IRR: —
• Equity multiple: 16.00×
• Total profit: $140,678
• Equity at exit: $2,896

Cash invested: $9,380 (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: 109
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$176
• Tax est. 1.5%: −$42 /mo · $502/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,057

Break-even live

Break-even rent $293

Max offer price $33,500

Occupancy floor 30%

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	3d	1	0.39mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	10d	1	0.56mi
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	10d	1	0.61mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	3d	1	0.64mi
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	10d	1	1.05mi
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	21d	1	1.21mi

Listing history 6 events

1. 2026-04-25
   price $33,500 891-char remark

   Show marketing remark (891 chars)

   Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

2. 2026-04-25
   price $33,500 891-char remark

   Show marketing remark (891 chars)

   Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

3. 2026-04-25
   price $33,500

   Show marketing remark (891 chars)

   Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

4. 2026-04-17
   listed $53,500 Active 891-char remark

   Show marketing remark (891 chars)

   Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

5. 2026-04-17
   listed $53,500 Active 891-char remark

   Show marketing remark (891 chars)

   Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

6. 2026-04-17
   listed $53,500 Active

   Show marketing remark (891 chars)

   Nicely maintained 3-bedroom, 2-bath manufactured home in the desirable Camelot Manor community offering great potential to add your personal updates and finishing touches. This bright, inviting home offers a spacious layout with a well-appointed kitchen that opens into the dining area, which flows into a generous living room-creating a comfortable and functional space for everyday living and entertaining. A large primary suite features a private bath and garden tub. Additional bedrooms are nicely sized, and a dedicated laundry room adds convenience. Enjoy outdoor living with a deck and added storage with a shed. Camelot Manor is a meticulously maintained community offering a pool, picnic area, basketball court, playground, and community center with events. Conveniently located near US-131 and M-6 with easy access to downtown Grand Rapids, shopping, dining, and local attractions.

ⓘ 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: $19,570
• − Mortgage interest: −$1,877
• − Property taxes: −$502
• − Insurance: −$168
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$975
• Taxable income: $12,917
• Est. tax owed @ 24.0%: −$3,100
• After-tax cash flow: $9,582/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 manufactured home in Camelot Manor is in average condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor deck railings — slight wear
• Minor exterior paint — light fading

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace deck railings — improves safety and appearance
• Both replace carpet with hardwood — increases value for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck railings · slight wear	Minor	$500–3,000
exterior paint · light fading	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace deck railings — improves safety and appearance ↑
• Both replace carpet with hardwood — increases value for both resale and rental ↑

ⓘ 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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 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

-37.4% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $33,500 MiRealSource-MiMLS
• 2026-04-25 Price Changed $33,500 REALCOMP
• 2026-04-25 Price Changed $33,500 SW Michigan MLS
• 2026-04-17 Listed $53,500 SW Michigan MLS
• 2026-04-17 Listed $53,500 REALCOMP
• 2026-04-17 Listed $53,500 MiRealSource-MiMLS