67663 County Road 388 Lot 9 · South Haven, MI 49090

$75,000

3 bd · 2.0 ba · 1,515 sqft · Manufactured · 10 Days on market

Built 2003 Fair condition $50/sqft · 62% below area $425/mo HOA · 30% of rent

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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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

Key facts

• Built 2003
• Listed 10 days

Property features AI

Finance

• HOA & community: Monthly association fee of $425 covering water, trash, and sewer

Exterior

• Home design: Ranch-style residence; Single-level entry
• Construction: Vinyl siding
• Exterior features: Built in 2003

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Covered entrance; Covered ramp

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$199,230) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 9.2% vs local median 0.5% in South Haven — 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 69/100 on livability (#353 in MI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: schools C-, crime F, commute F.
• South Haven Public Schools (town): math 20% / reading 37% proficiency, ranked #383 of 540 in MI (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 216 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 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 30% of rent.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.90% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 4.4

CMA / ARV

• ARV (median comp): $199,230
• List price: $75,000
• Delta: -62.36%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67663 County Road 388 Lot 9	0.00mi	3/2.0	1,515 (0%)	1mo	$75,000	$50	100
67294 Becky Ln	0.57mi	3/2.0	1,690 (+12%)	11mo	$226,000	$134	45
67700 N Ridgewood Dr	0.56mi	3/2.0	1,680 (+11%)	20mo	$230,000	$137	39

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-359
• Equity at exit: $11,183

10-year hold

• IRR: 9.5%
• Equity multiple: 1.75×
• Total profit: $15,658
• Equity at exit: $6,485

Cash invested: $21,000 (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 49090

• Active inventory: 216
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$425
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $181

Break-even live

Break-even rent $1,194

Max offer price $75,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $207	+0% $181	+5% $155	+10% $129
Rent	-10% $68	-5% $125	+0% $181	+5% $237	+10% $293
Rate	-1.0pp $219	-0.5pp $200	base $181	+0.5pp $161	+1.0pp $142

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: watergaselectric

Listing history 6 events

1. 2026-05-19
   status Pending 827-char remark

   Show marketing remark (827 chars)

   Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

2. 2026-05-19
   status Pending 827-char remark

   Show marketing remark (827 chars)

   Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

3. 2026-05-19
   status Pending

   Show marketing remark (827 chars)

   Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

4. 2026-05-08
   listed $75,000 Active 827-char remark

   Show marketing remark (827 chars)

   Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

5. 2026-05-08
   listed $75,000 Active 827-char remark

   Show marketing remark (827 chars)

   Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

6. 2026-05-08
   listed $75,000 Active

   Show marketing remark (827 chars)

   Welcome to 67663 County Road 388, Lot 9, South Haven, Michigan--located in Whispering Pines Estates. This spacious and well-maintained double-wide home offers 3 bedrooms, 2 full bathrooms, and 1,515 sq ft of comfortable living space. Designed with convenience in mind, this home features a wheelchair-accessible deck/ramp, creating easy access for all. Inside, you'll find a functional layout with generous living areas, and for added value, the washer and dryer are included--making this a true move-in-ready opportunity. One of the standout features is the affordable lot rent of just $425/month, which includes gas, water, and electric--an exceptional value that's hard to find. If you've been searching for a home that offers space, accessibility, and affordability in a peaceful community, this one deserves a closer look.

ⓘ 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: $17,074
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − HOA: −$5,100
• − Depreciation: −$2,182
• Taxable income: $1,359
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $1,843/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including painting and flooring updates. It has a fair condition score and could benefit from some cosmetic improvements to increase its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Flooring — Carpeted flooring shows some wear

Value-add opportunities

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Flooring — New flooring can enhance the home's value and appeal
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Flooring · Carpeted flooring shows some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Flooring — New flooring can enhance the home's value and appeal ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑

ⓘ 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: South Haven Public Schools
• NCES district ID: 2632300
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $44,080
• Composite: 24.33/100
• National rank: #7703
• State rank: #383 of 540 in MI

Livability — South Haven

• Score: 69/100
• State rank: #353
• US rank: #9003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,562

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 6% Iranian 5% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -286.78%
• Current HPI: 221.5371
• 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

+0.0% since first listed

9 events — show timeline

• 2026-06-02 Sold (MLS) $75,000 SW Michigan MLS
• 2026-06-02 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2026-06-02 Sold (MLS) $75,000 REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-08 Listed $75,000 SW Michigan MLS
• 2026-05-08 Listed $75,000 MiRealSource-MiMLS
• 2026-05-08 Listed $75,000 REALCOMP