333 E Lakewood Blvd #104 · Beechwood, MI 49424

$74,900

2 bd · 2.0 ba · 930 sqft · Manufactured · 38 Days on market

Built 2022 Est $69k · 9% over $695/mo HOA · 42% of rent ↓ 6% 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 +19.3/30.0
• 1% rule +10.0/10.0
• DSCR +6.1/10.0
• Livability +4.3/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway. This pet-friendly neighborhood also offers convenient on-site management and maintenance, organized community activities, and specialized storage for RVs and vehicles. Experience a seamless blend of convenience and recreation in a neighborhood designed to make the most of your everyday living experience.

Key facts

• Clubhouse
• Lake macatawa
• Basketball court

Tags

• WEST OTTAWA PUBLIC SCHOOLS
• LAKE MACATAWA
• HOLLAND STATE PARK
• EASY ACCESS TO US-31
• CLUBHOUSE
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $82 ($985/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: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Beechwood — 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 86/100 on livability (#21 in MI, #378 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F.
• 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: Rents rising fast (+5.1%/yr); 343 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 + 5.1% 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 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.19% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $68,820
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 E Lakewood Blvd #315	0.11mi	2/2.0	896 (-4%)	11mo	$40,000	$45	79
333 E Lakewood Blvd #203	0.16mi	2/2.0	896 (-4%)	10mo	$45,000	$50	78
333 E Lakewood Blvd #87	0.16mi	2/2.0	896 (-4%)	10mo	$75,000	$84	78
333 E Lakewood Blvd #350	0.11mi	2/1.0	896 (-4%)	10mo	$66,000	$74	77

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-2,955
• Equity at exit: $11,168

10-year hold

• IRR: 10.6%
• Equity multiple: 2.00×
• Total profit: $20,986
• 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 49424

• Rents YoY: 5.1%
• Active inventory: 343
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$695
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $82

Break-even live

Break-even rent $1,535

Max offer price $74,900

Occupancy floor 90%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 Kragspough Ct Holland, MI	2.0	1.0	1000	$1,495	$1.50	14d	1	0.69mi
122 Burke Ave Holland, MI	2.0	1.0	950	$1,325	$1.39	23d	2	1.04mi
12181 Felch St Holland, MI	1.0–3.0	1.0–2.0	890	$1,938	$2.18	2d	2	1.12mi
539 136th Ave Holland, MI	2.0	1.0	889	$1,450	$1.63	2d	1	1.22mi

HOA detail

• Monthly dues: $695 · $8,340/yr
• Likely covers: electric

Listing history 9 events

1. 2026-03-12
   status Pending 1294-char remark

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

2. 2026-03-12
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

3. 2026-03-12
   status Pending

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

4. 2026-02-17
   price $74,900 988-char remark

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

5. 2026-02-16
   price $74,900 1294-char remark

   Show marketing remark (1294 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway. This pet-friendly neighborhood also offers convenient on-site management and maintenance, organized community activities, and specialized storage for RVs and vehicles. Experience a seamless blend of convenience and recreation in a neighborhood designed to make the most of your everyday living experience.

6. 2026-02-16
   price $74,900

   Show marketing remark (1294 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway. This pet-friendly neighborhood also offers convenient on-site management and maintenance, organized community activities, and specialized storage for RVs and vehicles. Experience a seamless blend of convenience and recreation in a neighborhood designed to make the most of your everyday living experience.

7. 2026-02-02
   listed $79,900 Active 1294-char remark

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

8. 2026-02-02
   listed $79,900 Active 988-char remark

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

9. 2026-02-02
   listed $79,900 Active

   Show marketing remark (988 chars)

   Amazing location for the price Located off e. lakewood blvd with quick access to us 31 and i96. Abundancy of shopping and dinning justs mins awayRare find in Holland! Nearly new 2022 Skyline 2 bedroom, 2 full bath home. Open floor plan, 930 square feet of living space, primary Bedroom with full ensuite . 2nd bedroom at opposite end with full shared bathroom. Hard Panel, Walls: Panel, Walk-In Closet, Laundry Room, Heating, Central AirHeating: ElectricAppliances Included. Windmill Estates: Where Exceptional Living Meets Family-Friendly Comfort! Our prime location is your gateway to top-rated restaurants, shopping, and entertainment, ensuring you're always at the heart of the action. With West Ottawa Public Schools, including West Ottawa High School, just around the corner, your family's education is in great hands. Nature lovers will relish our proximity to Ottawa Beach within Holland State Park, Lake Macataw, Windmill Island, and Macatawa River. Easy access to U. S. Highway.

ⓘ 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: $19,667
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − HOA: −$8,340
• − Depreciation: −$2,179
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $911/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: 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 — Beechwood

• Score: 86/100
• State rank: #21
• US rank: #378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa County · 144,142 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 49,810
• Household income: $85,478
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 864.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 10% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Iranian 22% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 80% English-only · Spanish 15% Other Asian/Pacific 3% Vietnamese 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: ▼ -240.90%
• Current HPI: 252.5142
• Rent YoY: ▲ 5.08%
• 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

-6.3% since first listed

9 events — show timeline

• 2026-03-12 Pending — REALCOMP
• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — SW Michigan MLS
• 2026-02-17 Price Changed $74,900 MiRealSource-MiMLS
• 2026-02-16 Price Changed $74,900 REALCOMP
• 2026-02-16 Price Changed $74,900 SW Michigan MLS
• 2026-02-02 Listed $79,900 REALCOMP
• 2026-02-02 Listed $79,900 SW Michigan MLS
• 2026-02-02 Listed $79,900 MiRealSource-MiMLS