1005 Sharps Rd · Fennville, MI 49450

$103,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 25 Days on market

Manufactured home Built 1978 Poor condition 1.23 ac lot ↓ 6% since listing

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Why this score? — see what drove the D- 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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Affordable country living in this 2 bedroom mobile home on over an acre of serenity. Surrounded by beautiful trees, it is a breath of fresh air. Multiple storage sheds are on property. Deck and fenced area, flower garden as well as room for your own garden. Kitchen appliances included. Close to upper and lower Scott lakes and other inland lakes. Lake Michigan is just a short jaunt between South Haven and Saugatuck. Home is being sold as is. Seller will not be making any repairs or paying for any inspections. Priced to sell.

Key facts

• Fenced area
• Flower garden
• Deck

Tags

• MULTIPLE STORAGE SHEDS
• DECK
• FENCED AREA
• FLOWER GARDEN
• ROOM FOR YOUR OWN GARDEN
• KITCHEN APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Well water
• Home design: Ranch-style home; Single-story
• Construction: Built in 1978; Vinyl siding; Slab foundation
• Exterior features: Wooded lot; Shed(s) on the property; Well water

Interior

• Kitchen: Includes dishwasher, range, and refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Dishwasher, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $103k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (17.9% below list).
• Recommended offer: $85k (17.9% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: Fennville Elementary School (math 22% / reading 31%, grade F, #964 of 1,397 statewide, top 69%, 523 students, 78% FRL); Fennville Middle School (math 16% / reading 33%, grade F, #388 of 493 statewide, top 80%, 298 students, 77% FRL); Fennville Public High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 378 students, 73% FRL).
• Market conditions: 21 active listings in the ZIP; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($712 loan paydown + $1k appreciation (1.0% local appreciation)).

Negotiation context

• It's been on market 25 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $84,558 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-694
• Equity at exit: $35,329

10-year hold

• IRR: 4.4%
• Equity multiple: 1.53×
• Total profit: $15,390
• Equity at exit: $47,078

Cash invested: $28,840 (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 49450

• Home prices YoY: 0.5%
• Active inventory: 21
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-44

Break-even live

Break-even rent $901

Max offer price $96,662

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-8	+0% $-44	+5% $-79	+10% $-115
Rent	-10% $-111	-5% $-77	+0% $-44	+5% $-10	+10% $23
Rate	-1.0pp $8	-0.5pp $-18	base $-44	+0.5pp $-70	+1.0pp $-98

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   statusdays on market $103,000 Pending 25 DOM

   Show marketing remark (529 chars)

   Affordable country living in this 2 bedroom mobile home on over an acre of serenity. Surrounded by beautiful trees, it is a breath of fresh air. Multiple storage sheds are on property. Deck and fenced area, flower garden as well as room for your own garden. Kitchen appliances included. Close to upper and lower Scott lakes and other inland lakes. Lake Michigan is just a short jaunt between South Haven and Saugatuck. Home is being sold as is. Seller will not be making any repairs or paying for any inspections. Priced to sell.

2. 2026-06-08
   days on market $103,000 Active 24 DOM
3. 2026-06-07
   days on market $103,000 Active 23 DOM
4. 2026-06-07
   pricedays on market $103,000 Active 22 DOM
5. 2026-06-04
   days on market $109,000 Active 19 DOM
6. 2026-06-02
   days on market $109,000 Active 18 DOM
7. 2026-06-01
   days on market $109,000 Active 17 DOM
8. 2026-05-31
   days on market $109,000 Active 16 DOM
9. 2026-05-31
   days on market $109,000 Active 15 DOM
10. 2026-05-15
    listed $109,000 Active 530-char remark

    Show marketing remark (529 chars)

    Affordable country living in this 2 bedroom mobile home on over an acre of serenity. Surrounded by beautiful trees, it is a breath of fresh air. Multiple storage sheds are on property. Deck and fenced area, flower garden as well as room for your own garden. Kitchen appliances included. Close to upper and lower Scott lakes and other inland lakes. Lake Michigan is just a short jaunt between South Haven and Saugatuck. Home is being sold as is. Seller will not be making any repairs or paying for any inspections. Priced to sell.

11. 2026-05-15
    listed $109,000 Active 529-char remark

    Show marketing remark (529 chars)

    Affordable country living in this 2 bedroom mobile home on over an acre of serenity. Surrounded by beautiful trees, it is a breath of fresh air. Multiple storage sheds are on property. Deck and fenced area, flower garden as well as room for your own garden. Kitchen appliances included. Close to upper and lower Scott lakes and other inland lakes. Lake Michigan is just a short jaunt between South Haven and Saugatuck. Home is being sold as is. Seller will not be making any repairs or paying for any inspections. Priced to sell.

12. 2026-05-15
    listed $109,000 Active

    Show marketing remark (529 chars)

    Affordable country living in this 2 bedroom mobile home on over an acre of serenity. Surrounded by beautiful trees, it is a breath of fresh air. Multiple storage sheds are on property. Deck and fenced area, flower garden as well as room for your own garden. Kitchen appliances included. Close to upper and lower Scott lakes and other inland lakes. Lake Michigan is just a short jaunt between South Haven and Saugatuck. Home is being sold as is. Seller will not be making any repairs or paying for any inspections. Priced to sell.

ⓘ 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 ≥98°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: $10,147
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,996
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $27/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 · 6 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to improve its condition and value. Significant work is needed on the exterior, kitchen, windows, and HVAC system.

Repairs flagged

• Major Exterior siding — Damaged and weathered
• Major Kitchen appliances — Old and worn
• Major Windows — Old and may need replacement
• Major HVAC system — No visible details

Value-add opportunities

• Both New exterior siding — Improves curb appeal and durability
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New windows — Improves energy efficiency and aesthetics
• Both HVAC system upgrade — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Damaged and weathered	Major	$15,000–50,000
Kitchen appliances · Old and worn	Major	$15,000–50,000
Windows · Old and may need replacement	Major	$15,000–50,000
HVAC system · No visible details	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New exterior siding — Improves curb appeal and durability ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New windows — Improves energy efficiency and aesthetics ↑
• Both HVAC system upgrade — Enhances comfort and energy efficiency ↑

ⓘ 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: 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): 3,178

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Hispanic / Latino 35% Two or more races 14%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 5% Iranian 4% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 1.03%
• Current HPI: 215.2097
• 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

-5.5% since first listed

9 events — show timeline

• 2026-06-09 Pending — REALCOMP
• 2026-06-09 Pending — MiRealSource-MiMLS
• 2026-06-09 Pending — SW Michigan MLS
• 2026-06-05 Price Changed $103,000 MiRealSource-MiMLS
• 2026-06-05 Price Changed $103,000 REALCOMP
• 2026-06-05 Price Changed $103,000 SW Michigan MLS
• 2026-05-15 Listed $109,000 SW Michigan MLS
• 2026-05-15 Listed $109,000 MiRealSource-MiMLS
• 2026-05-15 Listed $109,000 REALCOMP