14290 Newport Dr · Olive, MI 49460

$80,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 25 Days on market

Built 2016 Average condition Est $91k · 12% under $810/mo HOA · 38% of rent

---

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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 14290 Newport Dr, West Olive, MI! Don?t miss this rare opportunity to own a 2016 four-bedroom, two-bath manufactured home located in the desirable West Olive Estates Mobile Home Park. This spacious home features an open-concept layout with a large kitchen island, perfect for entertaining guests or gathering with family and friends. With four generously sized bedrooms, there is plenty of space for everyone. Enjoy comfortable and affordable living with lot rent of just $815/month in a great community. Four-bedroom homes like this are hard to find, making this one a must-see!

Key facts

• Community pool
• Built 2016
• Listed 25 days

Property features AI

Finance

• HOA & community: Community clubhouse; Pets allowed; Playground; Pool; Monthly association fee of 810 (includes trash, snow removal, cable/satellite)

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; High-speed internet; Natural gas water heater
• Home design: Residential property; Other architectural style; Built in 2016
• Construction: Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Seven total rooms; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Sheldon Woods Elementary School (math 42% / reading 47%, grade F, #484 of 1,397 statewide, top 38%, 150 students, 65% FRL); Harbor Lights Middle School (math 38% / reading 53%, grade D+, #161 of 493 statewide, top 33%, 817 students, 52% FRL); West Ottawa High School Campus (math 39% / reading 62%, grade D+, #146 of 713 statewide, top 21%, 2,196 students, 51% FRL).
• Market conditions: 64 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($79k) 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.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.65% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14445 Fellows Sta	0.26mi	3/2.0 (-1)	1,488 (-11%)	5mo	$79,900	$54	60
9150 Stoney Sta Lot 570	0.37mi	3/2.0 (-1)	1,488 (-11%)	7mo	$77,000	$52	52
8687 Muirfield Dr	0.60mi	3/2.0 (-1)	1,568 (-7%)	11mo	$102,000	$65	47
8747 Muirfield Dr	0.49mi	3/2.0 (-1)	1,486 (-12%)	8mo	$62,000	$42	46

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,331
• Equity at exit: $11,928

10-year hold

• IRR: 17.9%
• Equity multiple: 2.52×
• Total profit: $33,985
• Equity at exit: $6,917

Cash invested: $22,400 (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 49460

• Home prices YoY: -30.4%
• Active inventory: 64
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$810
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $310

Break-even live

Break-even rent $1,725

Max offer price $80,000

Occupancy floor 80%

Sensitivity live

Price	-10% $366	-5% $338	+0% $310	+5% $283	+10% $255
Rent	-10% $143	-5% $227	+0% $310	+5% $394	+10% $478
Rate	-1.0pp $351	-0.5pp $331	base $310	+0.5pp $290	+1.0pp $268

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8930 146th Ave West Olive, MI	3.0–4.0	2.0	1424	$1,899	$1.33	4d	1	0.49mi
14869 Camino CT West Olive, MI	3.0	2.5	1498	$2,460	$1.64	4d	2	0.80mi

HOA detail

• Monthly dues: $810 · $9,720/yr

Listing history 17 events

1. 2026-06-22
   days on market $80,000 Active 25 DOM
2. 2026-06-18
   days on market $80,000 Active 22 DOM
3. 2026-06-17
   days on market $80,000 Active 21 DOM
4. 2026-06-16
   days on market $80,000 Active 20 DOM
5. 2026-06-15
   days on market $80,000 Active 19 DOM
6. 2026-06-14
   days on market $80,000 Active 17 DOM
7. 2026-06-10
   days on market $80,000 Active 14 DOM
8. 2026-06-09
   days on market $80,000 Active 13 DOM
9. 2026-06-08
   days on market $80,000 Active 12 DOM
10. 2026-06-07
    days on market $80,000 Active 11 DOM
11. 2026-06-05
    days on market $80,000 Active 8 DOM
12. 2026-06-03
    days on market $80,000 Active 6 DOM
13. 2026-06-01
    days on market $80,000 Active 5 DOM
14. 2026-05-31
    days on market $80,000 Active 4 DOM
15. 2026-05-27
    listed $80,000 Active 590-char remark

    Show marketing remark (590 chars)

    Welcome to 14290 Newport Dr, West Olive, MI! Don?t miss this rare opportunity to own a 2016 four-bedroom, two-bath manufactured home located in the desirable West Olive Estates Mobile Home Park. This spacious home features an open-concept layout with a large kitchen island, perfect for entertaining guests or gathering with family and friends. With four generously sized bedrooms, there is plenty of space for everyone. Enjoy comfortable and affordable living with lot rent of just $815/month in a great community. Four-bedroom homes like this are hard to find, making this one a must-see!

16. 2026-05-27
    listed $80,000 Active

    Show marketing remark (590 chars)

    Welcome to 14290 Newport Dr, West Olive, MI! Don?t miss this rare opportunity to own a 2016 four-bedroom, two-bath manufactured home located in the desirable West Olive Estates Mobile Home Park. This spacious home features an open-concept layout with a large kitchen island, perfect for entertaining guests or gathering with family and friends. With four generously sized bedrooms, there is plenty of space for everyone. Enjoy comfortable and affordable living with lot rent of just $815/month in a great community. Four-bedroom homes like this are hard to find, making this one a must-see!

17. 2026-05-27
    listed $80,000 Active 590-char remark

    Show marketing remark (590 chars)

    Welcome to 14290 Newport Dr, West Olive, MI! Don?t miss this rare opportunity to own a 2016 four-bedroom, two-bath manufactured home located in the desirable West Olive Estates Mobile Home Park. This spacious home features an open-concept layout with a large kitchen island, perfect for entertaining guests or gathering with family and friends. With four generously sized bedrooms, there is plenty of space for everyone. Enjoy comfortable and affordable living with lot rent of just $815/month in a great community. Four-bedroom homes like this are hard to find, making this one a must-see!

ⓘ 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: $25,415
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$9,720
• − Depreciation: −$2,327
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $2,951/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

Average 55/100 Moderate rehab

This 2016 four-bedroom manufactured home in West Olive Estates Mobile Home Park requires moderate renovations to improve its condition and value. Key areas for improvement include painting, updating cabinets and flooring, and replacing worn windows and HVAC system.

Repairs flagged

• Moderate Kitchen cabinets — Dark cabinets need updating or repainting.
• Moderate Kitchen flooring — Tiled flooring in kitchen appears dated and worn.
• Moderate Living room carpet — Carpet in living areas appears worn and could be replaced.
• Moderate Paint — Interior walls appear painted, but photos do not show paint condition.
• Moderate Landscaping — Simple landscaping could be improved with more plants and flowers.
• Moderate Windows — Photos do not show glass condition, but windows appear functional.
• Moderate HVAC — No visible issues, but could be inspected for efficiency.
• Moderate Foundation — Photos do not show foundation, but it appears solid.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace worn kitchen cabinets — New cabinets can improve functionality and aesthetics.
• Both Replace worn kitchen flooring — New flooring can improve functionality and aesthetics.
• Both Replace worn carpet — New carpet can improve functionality and aesthetics.
• Both Replace worn windows — New windows can improve functionality and aesthetics.
• Both Replace HVAC system — An efficient HVAC system can improve comfort and energy efficiency.
• Both Replace foundation — A solid foundation is crucial for the home's structural integrity and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dark cabinets need updating or repainting.	Moderate	$3,000–15,000
Kitchen flooring · Tiled flooring in kitchen appears dated and worn.	Moderate	$3,000–15,000
Living room carpet · Carpet in living areas appears worn and could be replaced.	Moderate	$3,000–15,000
Paint · Interior walls appear painted, but photos do not show paint condition.	Moderate	$3,000–15,000
Landscaping · Simple landscaping could be improved with more plants and flowers.	Moderate	$3,000–15,000
Windows · Photos do not show glass condition, but windows appear functional.	Moderate	$3,000–15,000
HVAC · No visible issues, but could be inspected for efficiency.	Moderate	$3,000–15,000
Foundation · Photos do not show foundation, but it appears solid.	Moderate	$3,000–15,000
Total estimated repair cost · 8 items		$24,000–120,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace worn kitchen cabinets — New cabinets can improve functionality and aesthetics. ↑
• Both Replace worn kitchen flooring — New flooring can improve functionality and aesthetics. ↑
• Both Replace worn carpet — New carpet can improve functionality and aesthetics. ↑
• Both Replace worn windows — New windows can improve functionality and aesthetics. ↑
• Both Replace HVAC system — An efficient HVAC system can improve comfort and energy efficiency. ↑
• Both Replace foundation — A solid foundation is crucial for the home's structural integrity and 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 — Olive

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

Census & demographics

• Population (ZIP): 8,891

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Iranian 24% Romanian 5% Italian 3%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -129.51%
• Current HPI: 297.0617
• 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

3 events — show timeline

• 2026-05-27 Listed $80,000 REALCOMP
• 2026-05-27 Listed $80,000 MiRealSource-MiMLS
• 2026-05-27 Listed $80,000 SW Michigan MLS