1700 Robbins Rd #164 · Grand Haven, MI 49417

$70,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 3 Days on market

Built 2016 Good condition $58/sqft · 78% below area $555/mo HOA · 31% of rent ↓ 4% since listing

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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
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

Key facts

• Move-in ready
• Easy-care exterior
• Large storage shed

Tags

• MOVE-IN READY
• LARGE STORAGE SHED
• EASY-CARE EXTERIOR

Property features AI

Finance

• Other: Located in THE VILLAGE GREEN OF GRAND HAVEN subdivision
• HOA & community: Homeowners association with monthly fee of $555; Association fee includes water, sewer and cable TV

Exterior

• Parking: Paved parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Phone available
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding; Asphalt shingle roof; Built with crawl space foundation
• Exterior features: Level lot; Private road frontage; Private maintained road; Paved road surface

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (Natural gas); Central air; Ceiling fan(s)
• Interior features: Insulated windows with screens; Smoke detector(s); Crawl space basement
• Laundry & utility: Laundry room on main level with washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 12.4% vs local median 1.8% in Grand Haven — 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 81/100 on livability (#69 in MI, #1,467 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Grand Haven Area Public Schools (suburban): math 52% / reading 68% proficiency, ranked #42 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.0%/yr); 218 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $484 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 + 6.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 31% of rent.

Recommended offer $70,000

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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.52% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 3.3

CMA / ARV

• ARV (median comp): $311,335
• List price: $70,000
• Delta: -77.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15500 Pine St	0.49mi	3/2.0	1,212 (-0%)	0mo	$319,000	$263	76
15384 164th Ave	0.33mi	3/2.0	1,250 (+3%)	8mo	$389,000	$311	73
15450 164th Ave	0.42mi	4/2.0 (+1)	1,200 (-1%)	8mo	$320,000	$267	66
16071 Robbins Rd	0.48mi	2/1.5 (-1)	1,187 (-2%)	3mo	$250,000	$211	64
15149 David Ave	0.46mi	3/1.0	1,152 (-5%)	2mo	$275,000	$239	64
14877 160th Ave	0.60mi	4/1.0 (+1)	1,240 (+2%)	6mo	$269,000	$217	54
1325 S Beechtree St	0.63mi	3/1.5	1,284 (+6%)	14mo	$349,900	$273	48
15382 Coleman Ave	0.46mi	3/1.0	1,152 (-5%)	22mo	$250,000	$217	48
14911 160th Ave	0.58mi	3/1.0	1,292 (+6%)	13mo	$302,000	$234	47
15912 Mercury Dr	0.66mi	2/1.0 (-1)	1,164 (-4%)	18mo	$269,900	$232	38
15043 Coleman Ave	0.32mi	3/1.0	1,040 (-14%)	24mo	$264,900	$255	37
16184 Mercury Dr	0.58mi	4/1.0 (+1)	1,394 (+15%)	14mo	$275,000	$197	28

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 · 6.03% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.88×
• Total profit: $17,262
• Equity at exit: $10,437

10-year hold

• IRR: 31.7%
• Equity multiple: 4.57×
• Total profit: $69,965
• Equity at exit: $6,052

Cash invested: $19,600 (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 49417

• Rents YoY: 6.0%
• Active inventory: 218
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$555
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $356

Break-even live

Break-even rent $1,315

Max offer price $70,000

Occupancy floor 75%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14820 Piper Ln Grand Haven, MI	1.0–2.0	1.0–2.0	902	$1,735	$1.92	3d	1	0.65mi
104 S Beechtree St Unit A Grand Haven, MI	2.0	1.0	800	$1,295	$1.62	19d	1	1.28mi

HOA detail

• Monthly dues: $555 · $6,660/yr

Listing history 7 events

1. 2026-06-13
   listing id $70,000 Pending 3 DOM
2. 2026-05-16
   status Pending 445-char remark

   Show marketing remark (443 chars)

   Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

3. 2026-05-16
   status Pending 445-char remark

   Show marketing remark (443 chars)

   Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

4. 2026-05-16
   status Pending

   Show marketing remark (443 chars)

   Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

5. 2026-05-13
   listed $70,000 Active 445-char remark

   Show marketing remark (443 chars)

   Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

6. 2026-05-13
   listed $70,000 Active 445-char remark

   Show marketing remark (443 chars)

   Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

7. 2026-05-13
   listed $70,000 Active

   Show marketing remark (443 chars)

   Check out this amazing & affordable, move-in ready 3bed / 2bath home located in the very quiet and well maintained Village Green of Grand Haven. Many updates throughout including flooring, countertops. drywalled walls and ceilings. Spacious rooms, large storage shed and easy-care exterior make this home a great contender for your next move. Must be approved by the park. Call today for your private showing and to discuss lender options.

ⓘ 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: $21,190
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$6,660
• − Depreciation: −$2,036
• Taxable income: $3,782
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,367/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 · 22 photos

Good 75/100 Cosmetic rehab

This move-in ready home in Grand Haven offers a good starting point with average condition and potential for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both painting — Fresh paint can make a big difference in curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping can enhance curb appeal and property value
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency
• Both minor kitchen and bathroom updates — Updating countertops and fixtures can add value and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can make a big difference in curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency ↑
• Both minor kitchen and bathroom updates — Updating countertops and fixtures can add value and functionality ↑

ⓘ 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: Grand Haven Area Public Schools
• NCES district ID: 2616380
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $56,566
• Composite: 51.64/100
• National rank: #1698
• State rank: #42 of 540 in MI

Livability — Grand Haven

• Score: 81/100
• State rank: #69
• US rank: #1467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Haven, MI
• County: Ottawa County · 144,142 people
• City population: 33,878
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 33,878
• Household income: $83,405
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 770.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 3%
• Foreign-born: 3% · Canada, South Korea, India
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -424.92%
• Current HPI: 365.7115
• Rent YoY: ▲ 6.03%
• 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

-4.3% since first listed

9 events — show timeline

• 2026-06-11 Sold (MLS) $67,000 SW Michigan MLS
• 2026-06-11 Sold (MLS) $67,000 MiRealSource-MiMLS
• 2026-06-11 Sold (MLS) $67,000 REALCOMP
• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — SW Michigan MLS
• 2026-05-13 Listed $70,000 SW Michigan MLS
• 2026-05-13 Listed $70,000 MiRealSource-MiMLS
• 2026-05-13 Listed $70,000 REALCOMP