333 E Lakewood Blvd Lot 258 · Holland, MI 49424

$64,900

3 bd · 1.0 ba · 896 sqft · Manufactured · 70 Days on market

Built 1993 Good condition $72/sqft · 30% above area Est $50k · 30% over

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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
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

Key facts

• Washer and dryer
• Near restaurants
• Water heater

Tags

• NEAR SHOPPING CENTERS
• NEAR RESTAURANTS
• WATER HEATER
• FURNACE
• CENTRAL AIR
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 2.5% in Holland — 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 82/100 on livability (#46 in MI, #1,066 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F.
• West Ottawa Public School District (suburban): math 37% / reading 52% proficiency, ranked #140 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 343 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $449 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 + 5.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.85% ✓
• Cap rate: 24.99%
• Cash-on-cash: 66.76%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $49,808
• List price: $64,900
• Delta: 30.30%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 E Lakewood Blvd #350	0.09mi	2/1.0 (-1)	896 (0%)	10mo	$66,000	$74	83
333 E Lakewood Blvd #203	0.02mi	2/2.0 (-1)	896 (0%)	10mo	$45,000	$50	81
333 E Lakewood Blvd #87	0.02mi	2/2.0 (-1)	896 (0%)	10mo	$75,000	$84	81
333 E Lakewood Blvd #315	0.09mi	2/2.0 (-1)	896 (0%)	11mo	$40,000	$45	77

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 68.4%
• Equity multiple: 4.18×
• Total profit: $57,848
• Equity at exit: $9,677

10-year hold

• IRR: 73.2%
• Equity multiple: 9.27×
• Total profit: $150,298
• Equity at exit: $5,611

Cash invested: $18,172 (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 49424

• Rents YoY: 5.1%
• Active inventory: 343
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,011

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 40%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 Kragspough Ct Holland, MI	2.0	1.0	1000	$1,495	$1.50	14d	1	0.83mi
122 Burke Ave Holland, MI	2.0	1.0	950	$1,325	$1.39	23d	2	1.11mi
12181 Felch St Holland, MI	1.0–3.0	1.0–2.0	890	$2,225	$2.50	3d	2	1.21mi
539 136th Ave Holland, MI	2.0	1.0	889	$1,450	$1.63	3d	1	1.32mi

Listing history 19 events

1. 2026-06-18
   days on market $64,900 Active 70 DOM
2. 2026-06-17
   days on market $64,900 Active 69 DOM
3. 2026-06-16
   days on market $64,900 Active 68 DOM
4. 2026-06-15
   days on market $64,900 Active 67 DOM
5. 2026-06-14
   days on market $64,900 Active 65 DOM
6. 2026-06-10
   days on market $64,900 Active 62 DOM
7. 2026-06-09
   days on market $64,900 Active 61 DOM
8. 2026-06-08
   days on market $64,900 Active 60 DOM
9. 2026-06-07
   days on market $64,900 Active 59 DOM
10. 2026-06-05
    days on market $64,900 Active 56 DOM
11. 2026-06-03
    days on market $64,900 Active 54 DOM
12. 2026-06-01
    days on market $64,900 Active 53 DOM
13. 2026-05-31
    days on market $64,900 Active 52 DOM
14. 2026-04-10
    price $64,900 494-char remark

    Show marketing remark (494 chars)

    Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

15. 2026-04-10
    price $64,900 494-char remark

    Show marketing remark (494 chars)

    Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

16. 2026-04-10
    price $64,900

    Show marketing remark (494 chars)

    Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

17. 2026-04-09
    listed $65,000 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

18. 2026-04-09
    listed $65,000 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

19. 2026-04-09
    listed $65,000 Active

    Show marketing remark (494 chars)

    Welcome to this 3-bedroom, 1-bath home to the market. 333 E Lakewood Blvd Lot #258, is located in the Windmill Estates, near shopping centers and restaurants. Recent improvements include a water heater (2020), furnace (2020), central air (2022), washer & dryer (2023), and countertops (2023). The buyer must be approved by Windmill Estates first. Cindy, Dalmatian, and Seller make no warranty, expressed or implied, regarding accuracy. Buyer and buyer's agent must verify all information.

ⓘ 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: $22,170
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$1,888
• Taxable income: $11,801
• Est. tax owed @ 24.0%: −$2,832
• After-tax cash flow: $9,300/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 75/100 Cosmetic rehab

This 3-bedroom, 1-bath home in Windmill Estates is in good condition with recent updates. It has a good curb appeal and interior appearance, making it a solid investment.

Repairs flagged

• Minor exterior siding — slight discoloration
• Minor interior paint — slight discoloration

Value-add opportunities

• Resale update exterior siding — enhances curb appeal
• Resale paint interior walls — improves interior appearance
• Both update flooring — enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · slight discoloration	Minor	$500–3,000
interior paint · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update exterior siding — enhances curb appeal ↑
• Resale paint interior walls — improves interior appearance ↑
• Both update flooring — enhances both resale and rental value ↑

ⓘ 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: West Ottawa Public School District
• NCES district ID: 2635910
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $58,127
• Composite: 38.94/100
• National rank: #4087
• State rank: #140 of 540 in MI

Livability — Holland

• Score: 82/100
• State rank: #46
• US rank: #1066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa County · 144,142 people
• City population: 96,870
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 49,810
• Household income: $85,478
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 864.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 10% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Iranian 22% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 80% English-only · Spanish 15% Other Asian/Pacific 3% Vietnamese 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: ▼ -240.90%
• Current HPI: 252.5142
• Rent YoY: ▲ 5.08%
• 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

-0.2% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $64,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $64,900 REALCOMP
• 2026-04-10 Price Changed $64,900 SW Michigan MLS
• 2026-04-09 Listed $65,000 REALCOMP
• 2026-04-09 Listed $65,000 SW Michigan MLS
• 2026-04-09 Listed $65,000 MiRealSource-MiMLS