6989 Festival Dr SW #91 · Cutlerville, MI 49548

$64,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 31 Days on market

Built 2014 Good condition $66/sqft · 37% above area Est $47k · 37% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

Key facts

• Led mirrors
• Clubhouse
• Lvp flooring

Tags

• HOLIDAY ESTATES COMMUNITY
• CLUBHOUSE
• PLAYGROUND
• BASKETBALL COURTS
• LVP FLOORING
• LED MIRRORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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.
• 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.
• Market conditions: 109 active listings in the ZIP; 5 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 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 2.43% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.78%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (median comp): $47,377
• List price: $64,900
• Delta: 36.99%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7150 Friarway Ave SW	0.27mi	3/2.0	1,012 (+3%)	6mo	$54,000	$53	76
323 Scabbard St SW	0.58mi	3/2.0	988 (+1%)	7mo	$50,000	$51	66
6516 Bayonet Ave SW	0.65mi	3/2.0	1,088 (+11%)	10mo	$56,000	$51	43

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: 50.8%
• Equity multiple: 3.22×
• Total profit: $40,410
• Equity at exit: $9,677

10-year hold

• IRR: 56.2%
• Equity multiple: 6.55×
• Total profit: $100,830
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $799

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 44%

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: $16,225
• Closing costs: $1,947
• 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	21d	1	0.29mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	2d	1	0.40mi
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	10d	1	0.80mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	10d	1	0.83mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	2d	1	1.05mi

Listing history 6 events

1. 2026-05-15
   status Pending 545-char remark

   Show marketing remark (545 chars)

   This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

2. 2026-05-15
   status Pending 545-char remark

   Show marketing remark (545 chars)

   This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

3. 2026-05-15
   status Pending

   Show marketing remark (545 chars)

   This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

4. 2026-04-14
   listed $64,900 Active 545-char remark

   Show marketing remark (545 chars)

   This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

5. 2026-04-14
   listed $64,900 Active 545-char remark

   Show marketing remark (545 chars)

   This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

6. 2026-04-14
   listed $64,900 Active

   Show marketing remark (545 chars)

   This 3 bed, 2 bath home is located in the Holiday Estates community, which features a clubhouse, playground, and basketball courts. The home includes several recent updates, including LVP flooring and LED mirrors in the bathrooms. The main living space offers an open concept layout with a kitchen that includes stainless steel appliances. The home backs to Buck Creek, offering a nice view behind the property. Additionally, this home is less than 15 minutes from Downtown Grand Rapids, 10 minutes from Tanger Outlets, and close to restaurants.

ⓘ 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: $18,953
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$1,888
• Taxable income: $9,099
• Est. tax owed @ 24.0%: −$2,184
• After-tax cash flow: $7,407/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

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath manufactured home in Holiday Estates is in good condition with recent updates. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics ↑
• Both Install smart home devices — Improves convenience 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: 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

6 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — SW Michigan MLS
• 2026-04-14 Listed $64,900 SW Michigan MLS
• 2026-04-14 Listed $64,900 MiRealSource-MiMLS
• 2026-04-14 Listed $64,900 REALCOMP