1717 51st St · Fennville, MI 49408

$99,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 77 Days on market

Built 1975 5.00 ac lot Est $99k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.4/15.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

Key facts

• 24x40 pole barn
• Wooded acres
• Natural surroundings

Tags

• WOODED ACRES
• 24X40 POLE BARN
• YEAR-ROUND RECREATION
• NATURAL SURROUNDINGS

Property features AI

Exterior

• Utilities: Well water; Electric service available
• Home design: Residential property; Other architectural style
• Construction: Built in 1975; Aluminum siding
• Exterior features: 5.0-acre wooded, recreational lot; Metal roof

Interior

• Kitchen: Kitchen (14 x 11); Range; Refrigerator
• Bedrooms: Primary bedroom (10 x 14)
• Bathrooms: 1 full bathroom; Additional bathroom (8 x 8); Secondary bathroom (7 x 10)
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; 7 total rooms; Crawl space basement
• Laundry & utility: Laundry room (7 x 6); Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.0% in Fennville — 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 68/100 on livability (#361 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Fennville Public Schools (rural): math 18% / reading 32% proficiency, ranked #422 of 540 in MI (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 118 active listings in the ZIP; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $98,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 51st St	0.00mi	2/1.0	784 (0%)	0mo	$99,000	$126	100

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,728
• Equity at exit: $14,761

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $14,817
• Equity at exit: $8,560

Cash invested: $27,720 (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 49408

• Active inventory: 118
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $209

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $277	-5% $243	+0% $209	+5% $175	+10% $140
Rent	-10% $119	-5% $164	+0% $209	+5% $253	+10% $298
Rate	-1.0pp $259	-0.5pp $234	base $209	+0.5pp $183	+1.0pp $157

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-20
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

2. 2026-05-20
   status Pending 592-char remark

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

3. 2026-05-20
   status Pending

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

4. 2026-03-12
   historical Active Under Contract 592-char remark

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

5. 2026-03-12
   historical Accepting Backup Offers 592-char remark

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

6. 2026-03-12
   historical Active - Backup Offers Accepted

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

7. 2026-03-04
   listed $99,000 Active 592-char remark

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

8. 2026-03-04
   listed $99,000 Active 592-char remark

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

9. 2026-03-04
   listed $99,000 Active

   Show marketing remark (592 chars)

   Set on 5 wooded acres with direct access to Allegan Forest public land, this 2-bedroom, 1-bath single-wide offers privacy, space, and year-round recreation. The property includes a 24x40 pole barn with electric and a wood stove--ideal for storage, projects, or a workshop. Ride ATVs and snowmobiles, hunt, hike, or simply enjoy the natural surroundings right out your back door. Conveniently located near downtown Fennville and just a short drive to Allegan, this property works well as a full-time residence or a weekend getaway. Straightforward living with unmatched access to the outdoors.

10. 2026-01-27
    soldstatus $94,200
11. 2026-01-26
    soldstatus $94,200 Sold
12. 2026-01-26
    soldstatus $94,200 Closed
13. 2026-01-26
    soldstatus $94,200 Closed
14. 2026-01-21
    status Pending
15. 2026-01-21
    status Pending
16. 2026-01-21
    status Pending
17. 2025-12-15
    historical Accepting Backup Offers
18. 2025-12-15
    historical Active Under Contract
19. 2025-12-15
    historical Active - Backup Offers Accepted
20. 2025-12-09
    listed $95,000 Active
21. 2025-12-09
    listed $95,000 Active
22. 2025-12-09
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,564
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,880
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,268/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.

Schools (NCES district)

• District: Fennville Public Schools
• NCES district ID: 2614230
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $46,241
• Composite: 21.64/100
• National rank: #8285
• State rank: #422 of 540 in MI

Livability — Fennville

• Score: 68/100
• State rank: #361
• US rank: #9221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,494

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 24% Two or more races 15%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Iranian 11% Romanian 4% Italian 4%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.56%
• Current HPI: 272.8431
• 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

+4.2% since first listed

22 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — SW Michigan MLS
• 2026-03-12 Contingent — REALCOMP
• 2026-03-12 Contingent — MiRealSource-MiMLS
• 2026-03-12 Contingent — SW Michigan MLS
• 2026-03-04 Listed $99,000 SW Michigan MLS
• 2026-03-04 Listed $99,000 MiRealSource-MiMLS
• 2026-03-04 Listed $99,000 REALCOMP
• 2026-01-27 Sold (Public Records) $94,200 Public Records
• 2026-01-26 Sold (MLS) $94,200 REALCOMP
• 2026-01-26 Sold (MLS) $94,200 MiRealSource-MiMLS
• 2026-01-26 Sold (MLS) $94,200 SW Michigan MLS
• 2026-01-21 Pending — REALCOMP
• 2026-01-21 Pending — MiRealSource-MiMLS
• 2026-01-21 Pending — SW Michigan MLS
• 2025-12-15 Contingent — MiRealSource-MiMLS
• 2025-12-15 Contingent — REALCOMP
• 2025-12-15 Contingent — SW Michigan MLS
• 2025-12-09 Listed $95,000 REALCOMP
• 2025-12-09 Listed $95,000 MiRealSource-MiMLS
• 2025-12-09 Listed $95,000 SW Michigan MLS