14787 Apple Dr #403 · Fruitport, MI 49415

$69,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 16 Days on market

Built 2023 Good condition $66/sqft · 71% below area ↓ 8% since listing

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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
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully appointed 2023 Champion-built manufactured home located in the desirable Hidden Oaks Community and Fruitport School District! This 3-bedroom, 2-bath home features a spacious open floor plan, including a large living room and a modern kitchen with bar seating--perfect for entertaining. The generously sized master suite offers a walk-in closet and private bath, while the oversized laundry room adds convenience and storage. Central air keeps the home comfortable year-round, and a shed is included for your outdoor needs. Enjoy community perks like free WiFi and cable, a tucked-away playground, and a pet-friendly atmosphere!

Key facts

• Open floor plan
• Walk-in closet
• Private bath

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• WALK-IN CLOSET
• PRIVATE BATH
• OVERSIZED LAUNDRY ROOM
• CENTRAL AIR

Property features AI

Finance

• Other: Located in Hidden Oaks Mobile Home Park (directions: 96 to Fruitport Exit #2, then south on N3rd Ave, slight left onto Apple Dr to park, use 2nd entrance on Beech Ln; home located on Maple Ln)

Exterior

• Utilities: Public water
• Home design: Residential property; Other architectural style; Single-level entry (manufactured/mobile home in a park setting implied)
• Construction: Built in 2023; Vinyl siding; Asphalt roof; Slab foundation
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: 7 total rooms; Dishwasher; Dryer; Microwave; Range; Refrigerator; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 1.5% in Fruitport — 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 70/100 on livability (#311 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Spring Lake Public Schools (suburban): math 72% / reading 77% proficiency, ranked #9 of 540 in MI (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 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 $483 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.09%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $245,000
• List price: $69,900
• Delta: -71.47%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 1.91×
• Total profit: $17,875
• Equity at exit: $10,422

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $53,216
• Equity at exit: $6,044

Cash invested: $19,572 (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 49415

• Active inventory: 43
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $458

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 57%

Sensitivity live

Price	-10% $507	-5% $482	+0% $458	+5% $434	+10% $410
Rent	-10% $364	-5% $411	+0% $458	+5% $505	+10% $552
Rate	-1.0pp $493	-0.5pp $476	base $458	+0.5pp $440	+1.0pp $422

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-04
   listed $69,900 Active 655-char remark

   Show marketing remark (655 chars)

   Welcome to this beautifully appointed 2023 Champion-built manufactured home located in the desirable Hidden Oaks Community and Fruitport School District! This 3-bedroom, 2-bath home features a spacious open floor plan, including a large living room and a modern kitchen with bar seating--perfect for entertaining. The generously sized master suite offers a walk-in closet and private bath, while the oversized laundry room adds convenience and storage. Central air keeps the home comfortable year-round, and a shed is included for your outdoor needs. Enjoy community perks like free WiFi and cable, a tucked-away playground, and a pet-friendly atmosphere!

2. 2026-05-03
   listed $69,900 Active 655-char remark

   Show marketing remark (655 chars)

   Welcome to this beautifully appointed 2023 Champion-built manufactured home located in the desirable Hidden Oaks Community and Fruitport School District! This 3-bedroom, 2-bath home features a spacious open floor plan, including a large living room and a modern kitchen with bar seating--perfect for entertaining. The generously sized master suite offers a walk-in closet and private bath, while the oversized laundry room adds convenience and storage. Central air keeps the home comfortable year-round, and a shed is included for your outdoor needs. Enjoy community perks like free WiFi and cable, a tucked-away playground, and a pet-friendly atmosphere!

3. 2026-05-03
   listed $69,900 Active

   Show marketing remark (655 chars)

   Welcome to this beautifully appointed 2023 Champion-built manufactured home located in the desirable Hidden Oaks Community and Fruitport School District! This 3-bedroom, 2-bath home features a spacious open floor plan, including a large living room and a modern kitchen with bar seating--perfect for entertaining. The generously sized master suite offers a walk-in closet and private bath, while the oversized laundry room adds convenience and storage. Central air keeps the home comfortable year-round, and a shed is included for your outdoor needs. Enjoy community perks like free WiFi and cable, a tucked-away playground, and a pet-friendly atmosphere!

4. 2025-12-20
   historical
5. 2025-12-20
   historical
6. 2025-10-19
   price $69,900
7. 2025-10-18
   price $69,900
8. 2025-10-18
   price $69,900
9. 2025-09-09
   price $73,000
10. 2025-09-08
    price $73,000
11. 2025-09-08
    price $73,000
12. 2025-07-30
    price $75,000
13. 2025-07-29
    price $75,000
14. 2025-07-29
    price $75,000
15. 2025-06-27
    listed $76,000 Active
16. 2025-06-27
    listed $76,000 Active

ⓘ 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: $14,298
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,033
• Taxable income: $4,663
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,379/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 2023 Champion-built manufactured home in Hidden Oaks Community is in good condition with a good condition score of 80. It offers a spacious open floor plan, modern kitchen, and bathrooms. The home is move-in ready with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal
• Both Install new flooring in bathrooms — New flooring in bathrooms enhances functionality and appearance
• Both Upgrade lighting fixtures — Modern lighting enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Install new flooring in bathrooms — New flooring in bathrooms enhances functionality and appearance ↑
• Both Upgrade lighting fixtures — Modern lighting enhances ambiance 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: Spring Lake Public Schools
• NCES district ID: 2632550
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $60,951
• Composite: 64.13/100
• National rank: #572
• State rank: #9 of 540 in MI

Livability — Fruitport

• Score: 70/100
• State rank: #311
• US rank: #7624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,296

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Black 2% Two or more races 2%
• Common ancestry: Iranian 13% Romanian 10% Lithuanian 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -140.50%
• Current HPI: 253.0829
• 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

-8.0% since first listed

19 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-04 Listed $69,900 REALCOMP
• 2026-05-03 Listed $69,900 SW Michigan MLS
• 2026-05-03 Listed $69,900 MiRealSource-MiMLS
• 2025-12-20 Listing Removed — MiRealSource-MiMLS
• 2025-12-20 Listing Removed — REALCOMP
• 2025-10-19 Price Changed $69,900 MiRealSource-MiMLS
• 2025-10-18 Price Changed $69,900 REALCOMP
• 2025-10-18 Price Changed $69,900 SW Michigan MLS
• 2025-09-09 Price Changed $73,000 MiRealSource-MiMLS
• 2025-09-08 Price Changed $73,000 REALCOMP
• 2025-09-08 Price Changed $73,000 SW Michigan MLS
• 2025-07-30 Price Changed $75,000 MiRealSource-MiMLS
• 2025-07-29 Price Changed $75,000 REALCOMP
• 2025-07-29 Price Changed $75,000 SW Michigan MLS
• 2025-06-27 Listed $76,000 MiRealSource-MiMLS
• 2025-06-27 Listed $76,000 REALCOMP