17417 Greenspire Dr · Spring Lake, MI 49456

$19,900

2 bd · 1.0 ba · 900 sqft · Manufactured · 13 Days on market

Built 1985 $22/sqft · 10% below area Est $22k · 10% under $535/mo HOA · 34% of rent ↓ 5% 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 +15.0/30.0
• ARV discount +11.8/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

Key facts

• Durable metal roof
• Community amenities
• Newer windows

Tags

• LOW MAINTENANCE LIVING
• DURABLE METAL ROOF
• NEWER WINDOWS
• ADDED BLOWN IN INSULATION
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Monthly association fee; Association fee includes trash

Exterior

• Utilities: Public water
• Home design: Ranch-style residence; Residential property
• Construction: Built in 1985; Aluminum siding; Asphalt roof; Slab foundation
• Exterior features: Paved road access

Interior

• Kitchen: Kitchen (16 x 14); Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom (10 x 14); Second bedroom (11 x 11)
• Bathrooms: 1 full bathroom (8 x 9)
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Replacement windows; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Cap rate 40.2% vs local median 1.7% in Spring Lake — 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 79/100 on livability (#87 in MI, #2,003 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Fruitport Community Schools (suburban): math 29% / reading 44% proficiency, ranked #248 of 540 in MI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 214 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $597 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $19,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 7.86% ✓
• Cap rate: 40.21%
• Cash-on-cash: 121.13%
• DSCR: 6.39
• GRM: 1.1

CMA / ARV

• ARV (median comp): $22,019
• List price: $19,900
• Delta: -9.62%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17417 Greenspire Dr	0.00mi	2/1.0	900 (0%)	1mo	$19,000	$21	99

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: 6.91×
• Total profit: $32,950
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 14.68×
• Total profit: $76,250
• Equity at exit: $1,721

Cash invested: $5,572 (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 49456

• Active inventory: 214
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$535
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $562

Break-even live

Break-even rent $851

Max offer price $19,900

Occupancy floor 59%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $535 · $6,420/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-12
   status Pending 923-char remark

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

2. 2026-05-12
   status Pending 923-char remark

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

3. 2026-05-12
   status Pending

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

4. 2026-05-06
   historical Keep Showing-Contgcy Appl 923-char remark

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

5. 2026-05-06
   historical Active Under Contract 923-char remark

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

6. 2026-05-06
   historical Active - Contingent

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

7. 2026-04-29
   listed $19,900 Active 923-char remark

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

8. 2026-04-29
   listed $19,900 Active 923-char remark

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

9. 2026-04-29
   listed $19,900 Active

   Show marketing remark (923 chars)

   Welcome to easy, low-maintenance living in Spring Lake, Michigan. This well-kept single-wide manufactured home offers 2 bedrooms, 1 full bath, and approximately 900 square feet of comfortable, efficient space. Recent upgrades bring both peace of mind and energy savings, including a new roof, new windows, and added blown-in insulation to help keep things cozy in winter and cool in summer. Inside, the layout is simple and functional, making everyday living feel effortless. While the home could benefit from some cosmetic updates, it's perfectly livable as-is--offering a great opportunity to make it your own over time. Located in the Country Estates Mobile Home Park, residents enjoy access to community amenities like a pool and clubhouse, perfect for relaxing or connecting with neighbors. With low monthly lot rent, this is an affordable opportunity to enjoy the Spring Lake lifestyle without stretching your budget.

ⓘ 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: $18,759
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$6,420
• − Depreciation: −$579
• Taxable income: $7,246
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $5,010/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: Fruitport Community Schools
• NCES district ID: 2615390
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $52,451
• Composite: 31.77/100
• National rank: #5893
• State rank: #248 of 540 in MI

Livability — Spring Lake

• Score: 79/100
• State rank: #87
• US rank: #2003

Category grades

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

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): 19,931
• Household income: $92,672
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 354.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 17% Romanian 8% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -381.34%
• Current HPI: 391.2983
• 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

-4.5% since first listed

12 events — show timeline

• 2026-06-01 Sold (MLS) $19,000 REALCOMP
• 2026-06-01 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2026-06-01 Sold (MLS) $19,000 SW Michigan MLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-05-06 Contingent — MiRealSource-MiMLS
• 2026-05-06 Contingent — REALCOMP
• 2026-05-06 Contingent — SW Michigan MLS
• 2026-04-29 Listed $19,900 REALCOMP
• 2026-04-29 Listed $19,900 MiRealSource-MiMLS
• 2026-04-29 Listed $19,900 SW Michigan MLS