5980 Irene Way Dr · Courtland, MI 49341

$227,000

3 bd · 1.0 ba · 1,917 sqft · Manufactured public records · 2 Days on market

Manufactured home 55+ age-restricted Built 2023 Good condition 2-car garage $118/sqft · at area comps Est $228k · at est. $725/mo HOA · 44% of rent ↓ 3% 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 +8.8/30.0
• ARV discount +7.7/15.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -3.2

Listing remarks MLS

Welcome to effortless living in the highly sought-after Oaks of Rockford 55+ community. Built in 2023 and perfectly positioned on a desirable corner lot overlooking a peaceful pond and nature preserve, this move-in-ready home offers the perfect blend of comfort, style, and low-maintenance living. Inside, you'll find 3 bedrooms and 2 full bathrooms with a bright, open layout designed for both everyday living and entertaining. The spacious kitchen features a large center island, creating the perfect gathering space for family and guests. Thoughtful construction and quality insulation provide impressive energy efficiency and low utility costs year-round. The primary suite offers a private retreat complete with a double-sink vanity and walk-in shower, while the attached 2-stall garage adds convenience and extra storage. Step outside and enjoy the oversized front porch, and out backan additional private deck overlooks the pond and nature preserve, providing a peaceful setting to watch wildlife and enjoy the beauty of the surrounding landscape. Beyond the home itself, residents enjoy exceptional community amenities including a grand clubhouse, heated pool and spa, fitness center, pickleball courts, shuffleboard courts, game room, and planned social activities and events. Lot rent is $725/month and includes lawn care, snow removal, and trash service--making it easy to spend more time enjoying everything this vibrant community has to offer.

Key facts

• Private deck
• Large center island
• Grand clubhouse

Tags

• CORNER LOT
• PEACEFUL POND
• NATURE PRESERVE
• LARGE CENTER ISLAND
• PRIVATE DECK
• GRAND CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $227k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-779 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (60.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (27.2% below list).
• Recommended offer: $89k (60.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Trails Elementary School (495 students, 49% FRL); Cedar Springs Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 489 students, 48% FRL); Cedar Springs High School (math 42% / reading 65%, grade C-, #125 of 713 statewide, top 18%, 1,049 students, 40% FRL).
• Market conditions: 493 active listings in the ZIP; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent is only 17% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 44% of rent.

Recommended offer $89,359 (60.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.73% ✗
• Cap rate: 2.17%
• Cash-on-cash: -14.71%
• DSCR: 0.35
• GRM: 11.5

CMA / ARV

• ARV (median comp): $228,000
• List price: $227,000
• Delta: 0.09%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11760 Townsquare Blvd	0.20mi	3/2.0	1,566 (-18%)	17mo	$245,000	$156	48
11760 Townsquare Blvd	0.20mi	3/2.0	1,566 (-18%)	17mo	$245,000	$156	48
5652 Kingsley Dr NE	0.35mi	3/2.0	1,508 (-21%)	8mo	$204,000	$135	48
5680 Kingsley Dr	0.33mi	3/2.0	1,456 (-24%)	16mo	$248,000	$170	42
5680 Kingsley Dr	0.34mi	3/2.0	1,456 (-24%)	16mo	$248,000	$170	42
5000 15 Mile Rd NE	1.42mi	3/1.5	1,850 (-4%)	26mo	$295,000	$159	37
11900 Shaner Ave NE	0.55mi	4/2.0 (+1)	1,581 (-18%)	11mo	$354,050	$224	32
5390 14 Mile Rd NE	0.81mi	3/2.0	1,672 (-13%)	12mo	$235,000	$141	30
7030 14 Mile Rd NE	1.35mi	3/2.0	1,456 (-24%)	8mo	$285,000	$196	29
6975 14 Mile Rd NE	1.24mi	3/3.5	2,068 (+8%)	19mo	$648,000	$313	26
5048 15 Mile Rd NE	1.38mi	4/2.0 (+1)	1,536 (-20%)	14mo	$351,400	$229	20
11229 Shaner Ave NE	0.92mi	3/1.5	2,232 (+16%)	23mo	$250,000	$112	19

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: -44.1%
• Equity multiple: -0.35×
• Total profit: $-86,067
• Equity at exit: $33,846

10-year hold

• IRR: -76.5%
• Equity multiple: -1.16×
• Total profit: $-137,457
• Equity at exit: $19,627

Cash invested: $63,560 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $249,900 ($166/sqft)
• Median days on market: 56 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -28.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49341

• Home prices YoY: -33.8%
• Active inventory: 493
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$95
• HOA: −$725
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-779

Break-even live

Break-even rent $2,638

Max offer price $89,359

Occupancy floor —

Sensitivity live

Price	-10% $-651	-5% $-715	+0% $-779	+5% $-843	+10% $-908
Rent	-10% $-910	-5% $-844	+0% $-779	+5% $-714	+10% $-649
Rate	-1.0pp $-665	-0.5pp $-721	base $-779	+0.5pp $-838	+1.0pp $-898

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: $56,750
• Closing costs: $6,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Monthly association feeAssociation amenities include clubhouse, fitness center, indoor pool, meeting room, pool, spa/hot tub, tennis courtsPets allowedAssociation fee covers trash, snow removal, and lawn/yard care

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterNatural gas available and connectedElectricity availableNatural gas water heater
• Home design: Ranch-style homeResidential property
• Construction: Built in 2023Vinyl sidingAsphalt roof
• Exterior features: Pond on propertyPaved road access

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigerator
• Bedrooms: Primary bedroomSecond bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingHas cooling
• Interior features: Covered entranceBasement is slab9 total roomsDen
• Laundry & utility: WasherDryerLaundry room

HOA detail $725/mo · $8,700/yr

• Likely covers: trashlandscapingsnow removalpoolgym

Listing history 50 events

1. 2026-09-23
   days on market $227,000 Active 2 DOM
2. 2026-09-21
   pricedays on marketlisting id $227,000 Active 1 DOM

   Show marketing remark (890 chars)

   Welcome to effortless living in the highly sought-after Oaks of Rockford 55+ community. Built in 2023 and perfectly positioned on a desirable corner lot overlooking a peaceful pond and nature preserve, this move-in-ready home offers the perfect blend of comfort, style, and low-maintenance living. Inside, you'll find 3 bedrooms and 2 full bathrooms with a bright, open layout designed for both everyday living and entertaining. The spacious kitchen features a large center island, creating the perfect gathering space for family and guests. Thoughtful construction and quality insulation provide impressive energy efficiency and low utility costs year-round. The primary suite offers a private retreat complete with a double-sink vanity and walk-in shower, while the attached 2-stall garage adds convenience and extra storage. Step outside and enjoy the oversized front porch, and out back

3. 2026-09-20
   days on market $228,200 Active 93 DOM
4. 2026-09-19
   days on market $228,200 Active 92 DOM
5. 2026-09-18
   days on market $228,200 Active 91 DOM
6. 2026-09-17
   days on market $228,200 Active 90 DOM
7. 2026-09-16
   days on market $228,200 Active 89 DOM
8. 2026-09-15
   days on market $228,200 Active 88 DOM
9. 2026-09-14
   days on market $228,200 Active 87 DOM
10. 2026-09-13
    days on market $228,200 Active 86 DOM
11. 2026-09-12
    pricedays on market $228,200 Active 85 DOM
12. 2026-09-11
    days on market $228,400 Active 84 DOM
13. 2026-09-05
    days on market $228,400 Active 78 DOM
14. 2026-09-04
    days on market $228,400 Active 77 DOM
15. 2026-09-03
    days on market $228,400 Active 76 DOM
16. 2026-08-31
    days on market $228,400 Active 73 DOM
17. 2026-08-30
    days on market $228,400 Active 72 DOM
18. 2026-08-29
    days on market $228,400 Active 71 DOM
19. 2026-08-28
    days on market $228,400 Active 70 DOM
20. 2026-08-27
    days on market $228,400 Active 69 DOM
21. 2026-08-26
    days on market $228,400 Active 68 DOM
22. 2026-08-25
    days on market $228,400 Active 67 DOM
23. 2026-08-24
    days on market $228,400 Active 66 DOM
24. 2026-08-23
    days on market $228,400 Active 65 DOM
25. 2026-08-22
    days on market $228,400 Active 64 DOM
26. 2026-08-21
    days on market $228,400 Active 63 DOM
27. 2026-08-20
    days on market $228,400 Active 62 DOM
28. 2026-08-19
    days on market $228,400 Active 61 DOM
29. 2026-08-18
    status $228,400 Active 60 DOM
30. 2026-08-01
    status $228,400 Pending 60 DOM
31. 2026-07-31
    days on market $228,400 Active 60 DOM
32. 2026-07-30
    days on market $228,400 Active 58 DOM
33. 2026-07-28
    days on market $228,400 Active 57 DOM
34. 2026-07-26
    days on market $228,400 Active 55 DOM
35. 2026-07-25
    days on market $228,400 Active 54 DOM
36. 2026-07-24
    days on market $228,400 Active 53 DOM
37. 2026-07-23
    days on market $228,400 Active 52 DOM
38. 2026-07-22
    days on market $228,400 Active 51 DOM
39. 2026-07-21
    days on market $228,400 Active 50 DOM
40. 2026-07-18
    days on market $228,400 Active 47 DOM
41. 2026-07-16
    days on market $228,400 Active 45 DOM
42. 2026-07-16
    days on market $228,400 Active 44 DOM
43. 2026-07-14
    days on market $228,400 Active 43 DOM
44. 2026-07-13
    days on market $228,400 Active 42 DOM
45. 2026-07-12
    days on market $228,400 Active 41 DOM
46. 2026-07-11
    days on market $228,400 Active 40 DOM
47. 2026-07-10
    days on market $228,400 Active 39 DOM
48. 2026-07-09
    days on market $228,400 Active 38 DOM
49. 2026-07-07
    days on market $228,400 Active 36 DOM
50. 2026-07-07
    price $228,400 Active 35 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $891 · $74/mo
• Projected year-2 tax: $2,193 · $183/mo
• Expected delta: +$1,302/yr (+$109/mo · 146.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,824
• − Mortgage interest: −$12,716
• − Property taxes: −$891
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$8,700
• − Depreciation: −$6,604
• Taxable loss: −$13,393
• Est. tax savings @ 24.0%: +$3,214
• After-tax cash flow: $-6,136/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 None rehab

This move-in-ready home in the highly sought-after Oaks of Rockford 55+ community offers a blend of comfort, style, and low-maintenance living. The spacious kitchen and well-maintained bathrooms make it an ideal space for everyday living and entertaining. With minor updates, the home can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living areas — New flooring can improve the home's appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Updating the bathrooms with modern fixtures — Modern fixtures can enhance the bathrooms' functionality and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers/renters. ↑

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Lakes Elementary School B+ MI #105/1,397 Nat'l #4,366/41,679 Middle East Rockford Middle School B- MI #73/493 Nat'l #2,418/14,009 High Rockford Hs Freshman Center

Schools (NCES district)

• District: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Courtland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kent County · 712,484 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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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: ▼ -131.59%
• Current HPI: 257.3691
• Rent YoY: —
• Metro: Grand Rapids-Kentwood, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Monthly association feeAssociation amenities include clubhouse, fitness center, indoor pool, meeting room, pool, spa/hot tub, tennis courtsPets allowedAssociation fee covers trash, snow removal, and lawn/yard care

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterNatural gas available and connectedElectricity availableNatural gas water heater
• Home design: Ranch-style homeResidential property
• Construction: Built in 2023Vinyl sidingAsphalt roof
• Exterior features: Pond on propertyPaved road access

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigerator
• Bedrooms: Primary bedroomSecond bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingHas cooling
• Interior features: Covered entranceBasement is slab9 total roomsDen
• Laundry & utility: WasherDryerLaundry room

Price history

-3.4% since first listed

20 events — show timeline

• 2026-09-21 Listed $227,000 REALCOMP
• 2026-09-21 Listed $227,000 SW Michigan MLS
• 2026-09-21 Listed $227,000 MiRealSource-MiMLS
• 2026-09-20 Listing Removed — MiRealSource-MiMLS
• 2026-09-10 Price Changed $228,200 MiRealSource-MiMLS
• 2026-09-10 Price Changed $228,200 REALCOMP
• 2026-09-10 Price Changed $228,200 SW Michigan MLS
• 2026-08-18 Relisted — REALCOMP
• 2026-08-18 Relisted — MiRealSource-MiMLS
• 2026-07-31 Pending — REALCOMP
• 2026-07-31 Pending — MiRealSource-MiMLS
• 2026-07-31 Listing Removed — REALCOMP
• 2026-07-06 Price Changed $228,400 MiRealSource-MiMLS
• 2026-07-06 Price Changed $228,400 REALCOMP
• 2026-07-06 Price Changed $228,400 SW Michigan MLS
• 2026-06-20 Price Changed $229,900 MiRealSource-MiMLS
• 2026-06-19 Price Changed $229,900 REALCOMP
• 2026-06-19 Price Changed $229,900 SW Michigan MLS
• 2026-06-01 Listed $235,000 REALCOMP
• 2026-06-01 Listed $235,000 MiRealSource-MiMLS

Property tax history

-3.5%/yr

Latest (2025): $891 · -3.5% YoY. Source: county tax records.