7885 Prairie Falcon Ct SE · Cutlerville, MI 49508

$115,000

3 bd · 2.0 ba · 2,052 sqft · Other · 61 Days on market

Built 2000 $56/sqft · 128% above area $765/mo HOA · 34% 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

Key facts

• Garage
• Community pool
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Rents rising fast (+5.6%/yr); 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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 $795 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.96% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 4.3

CMA / ARV

• ARV (median comp): $50,365
• List price: $115,000
• Delta: 128.33%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.64% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,919
• Equity at exit: $17,147

10-year hold

• IRR: 15.2%
• Equity multiple: 2.50×
• Total profit: $48,216
• Equity at exit: $9,943

Cash invested: $32,200 (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 49508

• Rents YoY: 5.6%
• Active inventory: 156
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$765
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $218

Break-even live

Break-even rent $1,974

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $298	-5% $258	+0% $218	+5% $179	+10% $139
Rent	-10% $41	-5% $130	+0% $218	+5% $307	+10% $396
Rate	-1.0pp $276	-0.5pp $248	base $218	+0.5pp $189	+1.0pp $158

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 68th St SE Grand Rapids, MI	3.0	2.5	1800	$2,400	$1.33	45d	1	1.42mi

HOA detail

• Monthly dues: $765 · $9,180/yr

Listing history 12 events

1. 2026-05-11
   status Pending 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

2. 2026-05-11
   status Pending 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

3. 2026-05-11
   status Pending

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

4. 2026-03-31
   status Active 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

5. 2026-03-27
   historical 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

6. 2026-03-13
   status Active 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

7. 2026-03-13
   status Active 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

8. 2026-03-13
   historical 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

9. 2026-03-13
   historical 451-char remark

   Show marketing remark (451 chars)

   Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

10. 2026-03-10
    listed $115,000 Active 451-char remark

    Show marketing remark (451 chars)

    Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

11. 2026-03-10
    listed $115,000 Active 451-char remark

    Show marketing remark (451 chars)

    Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

12. 2026-03-10
    listed $115,000 Active

    Show marketing remark (451 chars)

    Opportunity awaits! 3 bedroom, 2 bathroom manufactured home located in a Grand Rapids community. This home offers a functional layout with a spacious living area and primary bedroom with private bath. The home has not been lived in for the past 3 years and will need some TLC, making it a great opportunity for someone looking to add their own touches. Conveniently located near shopping, dining, and everyday amenities. Priced with potential in mind!

ⓘ 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: $27,010
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$9,180
• − Depreciation: −$3,345
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,280/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: 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

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 42,720
• Household income: $70,120
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1358.0

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 48% Black 24% Two or more races 12% Hispanic / Latino 11% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 15% Romanian 3% Swiss 3%
• Foreign-born: 19% · Canada, Philippines, India
• Languages at home: 75% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -153.47%
• Current HPI: 274.2591
• Rent YoY: ▲ 5.64%
• 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

12 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — SW Michigan MLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-13 Relisted — REALCOMP
• 2026-03-13 Relisted — MiRealSource-MiMLS
• 2026-03-13 Listing Removed — REALCOMP
• 2026-03-13 Listing Removed — MiRealSource-MiMLS
• 2026-03-10 Listed $115,000 SW Michigan MLS
• 2026-03-10 Listed $115,000 REALCOMP
• 2026-03-10 Listed $115,000 MiRealSource-MiMLS