7062 Independence Ln SW · Cutlerville, MI 49548

$70,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 30 Days on market

Built 2001 Average condition $42/sqft · 16% above area Est $61k · 16% over $840/mo HOA · 45% of rent

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Why this score? — see what drove the C 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• Schools +6.2/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

Key facts

• Jetted soaking tub
• Double vanity
• Newer flooring

Tags

• NEWER FLOORING
• UPDATED KITCHEN APPLIANCES
• JETTED SOAKING TUB
• SEPARATE STAND-UP SHOWER
• DOUBLE VANITY
• NEWER PORTABLE AC UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $70k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.4% in Cutlerville — 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 71/100 on livability (#280 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Byron Center Public Schools (suburban): math 69% / reading 73% proficiency, ranked #15 of 540 in MI (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 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 45% of rent.

Recommended offer $68,950 (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: 2.67% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 3.1

CMA / ARV

• ARV (median comp): $60,577
• List price: $70,000
• Delta: 15.56%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-930
• Equity at exit: $10,437

10-year hold

• IRR: 9.1%
• Equity multiple: 1.72×
• Total profit: $14,110
• 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 49548

• Active inventory: 109
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$840
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $155

Break-even live

Break-even rent $1,676

Max offer price $70,000

Occupancy floor 87%

Sensitivity live

Price	-10% $203	-5% $179	+0% $155	+5% $131	+10% $107
Rent	-10% $7	-5% $81	+0% $155	+5% $229	+10% $303
Rate	-1.0pp $190	-0.5pp $173	base $155	+0.5pp $137	+1.0pp $118

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	22d	1	0.25mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	3d	1	1.11mi
545 68th St SE Grand Rapids, MI	3.0	2.5	1800	$2,400	$1.33	44d	1	1.25mi

HOA detail

• Monthly dues: $840 · $10,080/yr
• Likely covers: security

Listing history 8 events

1. 2026-05-09
   status Pending 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

2. 2026-05-09
   status Pending 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

3. 2026-05-09
   status Pending

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

4. 2026-04-28
   status Active 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

5. 2026-04-28
   historical 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

6. 2026-04-09
   listed $70,000 Active 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

7. 2026-04-09
   listed $70,000 Active 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

8. 2026-04-09
   listed $70,000 Active

   Show marketing remark (968 chars)

   Welcome to this spacious 4-bedroom, 2-bath home located in Holiday Estates Mobile Home Park. Offering an impressive 1,680 sq ft of open-concept living space, this home provides the room and comfort you've been looking for. Inside, you'll find newer flooring throughout much of the home, along with updated kitchen appliances--refrigerator, range/oven, microwave, and dishwasher--all just over a year old. The primary suite features a jetted soaking tub, a separate stand-up shower, and a double vanity for added convenience. Additional features include a newer portable AC unit to keep you cool in the summer months. Outside, this perimeter lot offers a storage shed and a patio, perfect for outdoor activities or extra storage needs. In addition to the newer kitchen appliances, the washer, dryer, and a security camera in the living room are also included with the home. Please note: All buyers must be approved by Holiday Estates prior to acceptance of final offer.

ⓘ 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: $22,461
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$10,080
• − Depreciation: −$2,036
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $1,516/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 4-bedroom, 2-bath home in Holiday Estates Mobile Home Park requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace exterior siding. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both update bathroom fixtures and cabinetry — modernizing the bathrooms would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace exterior siding — new siding would improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom fixtures and cabinetry — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace exterior siding — new siding would improve the home's curb appeal and increase its 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: Byron Center Public Schools
• NCES district ID: 2607560
• Math proficiency: 69% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $63,763
• Composite: 61.5/100
• National rank: #753
• State rank: #15 of 540 in MI

Livability — Cutlerville

• Score: 71/100
• State rank: #280
• US rank: #6874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutlerville, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,777
• Household income: $61,636
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 781.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 16% Black 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4%
• Common ancestry: Iranian 10% Romanian 4% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 14% Vietnamese 2% French/Haitian/Cajun 1%

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: ▼ -208.41%
• Current HPI: 325.8096
• Rent YoY: —
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-09 Pending — SW Michigan MLS
• 2026-04-28 Relisted — REALCOMP
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-09 Listed $70,000 REALCOMP
• 2026-04-09 Listed $70,000 SW Michigan MLS
• 2026-04-09 Listed $70,000 MiRealSource-MiMLS