11480 Sunset Gln · Allendale, MI 49401

$125,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 61 Days on market

Built 2021 Poor condition Est $124k · at est. $595/mo HOA · 36% of rent ↓ 14% since listing

---

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).

• 1% rule +8.4/10.0
• Cash flow +7.8/30.0
• ARV discount +7.0/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

Key facts

• Community pool
• Built 2021
• Listed 61 days

Property features AI

Finance

• HOA & community: Community amenities include cable TV, clubhouse, fitness center, and pool; Association fee of $595 monthly; includes trash

Exterior

• Home design: Ranch-style home; One story; Built in 2021
• Construction: Vinyl siding exterior
• Exterior features: Leased land; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: 8 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (15.8% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $105k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.1% in Allendale — 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 67/100 on livability (#405 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Allendale Public Schools (suburban): math 47% / reading 61% proficiency, ranked #79 of 540 in MI (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Evergreen Elementary (math 57% / reading 62%, grade B-, #200 of 1,397 statewide, top 16%, 547 students, 38% FRL); Allendale Middle School (math 44% / reading 59%, grade C, #102 of 493 statewide, top 21%, 554 students, 32% FRL); Allendale High School (math 42% / reading 72%, grade C, #99 of 713 statewide, top 14%, 775 students, 27% FRL).
• Market conditions: 167 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $105,306 (15.8% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $123,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11480 Sunset Gln	0.00mi	3/2.0	1,456 (0%)	1mo	$125,000	$86	99
11504 Sunset Gln	0.18mi	3/2.0	1,404 (-4%)	6mo	$120,000	$85	81
4396 Twilight Way	0.08mi	3/2.0	1,298 (-11%)	8mo	$117,000	$90	71
4511 Knollwood Dr	0.49mi	3/2.0	1,440 (-1%)	9mo	$50,000	$35	68
4447 Oakland Dr	0.44mi	3/2.0	1,340 (-8%)	14mo	$64,500	$48	55

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: -23.7%
• Equity multiple: 0.18×
• Total profit: $-28,533
• Equity at exit: $18,638

10-year hold

• IRR: -17.7%
• Equity multiple: 0.02×
• Total profit: $-34,420
• Equity at exit: $10,808

Cash invested: $35,000 (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 49401

• Home prices YoY: -28.4%
• Active inventory: 167
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$595
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-136

Break-even live

Break-even rent $1,847

Max offer price $105,306

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-93	+0% $-136	+5% $-179	+10% $-222
Rent	-10% $-268	-5% $-202	+0% $-136	+5% $-70	+10% $-4
Rate	-1.0pp $-73	-0.5pp $-104	base $-136	+0.5pp $-168	+1.0pp $-201

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11367 40th Ave Allendale Charter Twp, MI	2.0	2.0	968	$1,500	$1.55	4d	1	0.57mi
4477 Lake Michigan Dr Allendale Charter Twp, MI	4.0	2.0	1800	$1,655	$0.92	45d	1	0.61mi
4820 Allen Park Dr Allendale Charter Twp, MI	1.0–4.0	1.0–4.5	1650	$867	$0.53	4d	1	0.70mi
11400 Boyne Blvd Allendale, MI	2.0	2.0	960	$1,299	$1.35	4d	1	0.93mi
11477 Shanty Creek Ln Allendale, MI	3.0	2.0	1456	$1,650	$1.13	25d	1	1.10mi
11110 Farmway Dr Allendale, MI	2.0–3.0	2.5	1758	$2,575	$1.46	4d	4	1.45mi

HOA detail

• Monthly dues: $595 · $7,140/yr

Listing history 24 events

1. 2026-04-30
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

2. 2026-04-30
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

3. 2026-04-30
   status Pending

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

4. 2026-04-13
   status Active 640-char remark

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

5. 2026-04-13
   status Active 640-char remark

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

6. 2026-04-13
   status Active

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

7. 2026-03-27
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

8. 2026-03-27
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

9. 2026-03-27
   status Pending

   Show marketing remark (640 chars)

   Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

10. 2026-03-22
    price $125,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

11. 2026-03-21
    price $125,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

12. 2026-03-21
    price $125,000

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

13. 2026-03-09
    price $130,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

14. 2026-03-09
    price $130,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

15. 2026-03-09
    price $130,000

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

16. 2026-03-02
    price $135,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

17. 2026-03-02
    price $135,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

18. 2026-03-02
    price $135,000

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

19. 2026-02-21
    price $140,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

20. 2026-02-20
    price $140,000 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

21. 2026-02-20
    price $140,000

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

22. 2026-02-11
    listed $145,000 Active 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

23. 2026-02-10
    listed $145,000 Active 640-char remark

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

24. 2026-02-10
    listed $145,000 Active

    Show marketing remark (640 chars)

    Charming 2021 Fairmont Mobile Home in Boulder Ridge AllendaleWelcome to this beautifully maintained 3-bedroom, 2-bathroom home in a peaceful Allendale mobile home park. Built in 2021, this Fairmont model offers modern living with an inviting open floor plan that seamlessly connects the kitchen, dining, and living areas--perfect for entertaining and everyday life. With newer construction, you'll appreciate the updated finishes and energy efficiency throughout. Located in Allendale, Michigan, this home provides comfortable, affordable living in a community setting. Don't miss this opportunity to own a nearly new home at a great value!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,092
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$7,140
• − Depreciation: −$3,636
• Taxable loss: −$3,401
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $-817/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 · 1 photo

Poor 20/100 Extensive rehab

This 2021 Fairmont mobile home requires extensive repairs and maintenance to become move-in ready. Immediate focus should be on the roof, exterior siding, and HVAC systems.

Repairs flagged

• Major roof — Significant water damage indicated by dark patches
• Major exterior siding — Severe wear and tear
• Major exterior flooring — Cracked and uneven
• Major HVAC/mechanicals — No visible signs, but likely outdated

Value-add opportunities

• Both repair and replace roof — Critical to prevent further water damage and improve safety
• Both repair and replace exterior siding — Improves curb appeal and structural integrity
• Both repair and replace exterior flooring — Enhances safety and appearance
• Both replace HVAC/mechanicals — Improves energy efficiency and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant water damage indicated by dark patches	Major	$15,000–50,000
exterior siding · Severe wear and tear	Major	$15,000–50,000
exterior flooring · Cracked and uneven	Major	$15,000–50,000
HVAC/mechanicals · No visible signs, but likely outdated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and replace roof — Critical to prevent further water damage and improve safety ↑
• Both repair and replace exterior siding — Improves curb appeal and structural integrity ↑
• Both repair and replace exterior flooring — Enhances safety and appearance ↑
• Both replace HVAC/mechanicals — Improves energy efficiency and comfort ↑

ⓘ 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: Allendale Public Schools
• NCES district ID: 2602550
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $49,457
• Composite: 46.0/100
• National rank: #2534
• State rank: #79 of 540 in MI

Livability — Allendale

• Score: 67/100
• State rank: #405
• US rank: #10988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allendale, MI
• City population: 28,941
• Population (ZIP): 28,941

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Iranian 18% Romanian 9% Lithuanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 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: ▼ -111.51%
• Current HPI: 280.6471
• 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

-13.8% since first listed

24 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-04-13 Relisted — REALCOMP
• 2026-04-13 Relisted — MiRealSource-MiMLS
• 2026-04-13 Relisted — SW Michigan MLS
• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Pending — MiRealSource-MiMLS
• 2026-03-27 Pending — SW Michigan MLS
• 2026-03-22 Price Changed $125,000 MiRealSource-MiMLS
• 2026-03-21 Price Changed $125,000 REALCOMP
• 2026-03-21 Price Changed $125,000 SW Michigan MLS
• 2026-03-09 Price Changed $130,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $130,000 REALCOMP
• 2026-03-09 Price Changed $130,000 SW Michigan MLS
• 2026-03-02 Price Changed $135,000 MiRealSource-MiMLS
• 2026-03-02 Price Changed $135,000 REALCOMP
• 2026-03-02 Price Changed $135,000 SW Michigan MLS
• 2026-02-21 Price Changed $140,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $140,000 REALCOMP
• 2026-02-20 Price Changed $140,000 SW Michigan MLS
• 2026-02-11 Listed $145,000 REALCOMP
• 2026-02-10 Listed $145,000 SW Michigan MLS
• 2026-02-10 Listed $145,000 MiRealSource-MiMLS