244 Piedmont Dr SE · Gaines, MI 49548

$49,999

2 bd · 1.0 ba · 952 sqft · Manufactured · 19 Days on market

Built 1989 Poor condition $53/sqft · 29% below area Est $70k · 29% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

Key facts

• Large deck
• Plenty of storage
• Built 1989

Tags

• REMODELED MOBILE HOME
• LARGE DECK
• BRIGHT OPEN LIVING SPACE
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 2.7% in Gaines — 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 60/100 on livability (#583 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, crime F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 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 $49,249 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.81% ✓
• Cap rate: 24.60%
• Cash-on-cash: 65.39%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

• ARV (median comp): $70,000
• List price: $49,999
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Piedmont Dr SE	0.00mi	2/1.0	952 (0%)	0mo	$49,999	$53	100
423 N Amber Dr SE	0.31mi	3/1.0 (+1)	984 (+3%)	13mo	$18,000	$18	64
6516 Bayonet Ave SW	0.62mi	3/2.0 (+1)	1,088 (+14%)	10mo	$56,000	$51	30

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: 64.6%
• Equity multiple: 3.89×
• Total profit: $40,509
• Equity at exit: $7,455

10-year hold

• IRR: 69.0%
• Equity multiple: 8.00×
• Total profit: $97,928
• Equity at exit: $4,323

Cash invested: $14,000 (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 49548

• Active inventory: 109
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $763

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 41%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,339	$1.12	2d	1	0.34mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	10d	1	0.38mi
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	10d	1	0.41mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	2d	1	0.91mi
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	21d	1	1.21mi
5310 Kellogg Woods Dr SE Grand Rapids, MI	1.0	1.0	625	$1,329	$2.13	2d	10	1.22mi
5128 St Louis Dr SE Grand Rapids, MI	1.0	1.0	701	$1,030	$1.47	2d	1	1.45mi

Listing history 25 events

1. 2026-06-17
   days on market $49,999 Active 19 DOM
2. 2026-06-16
   days on market $49,999 Active 18 DOM
3. 2026-06-15
   days on market $49,999 Active 17 DOM
4. 2026-06-14
   days on market $49,999 Active 15 DOM
5. 2026-06-13
   days on market $49,999 Active 14 DOM
6. 2026-06-10
   days on market $49,999 Active 12 DOM
7. 2026-06-09
   days on market $49,999 Active 11 DOM
8. 2026-06-08
   days on market $49,999 Active 10 DOM
9. 2026-06-07
   days on market $49,999 Active 9 DOM
10. 2026-06-03
    days on market $49,999 Active 5 DOM
11. 2026-06-03
    days on market $49,999 Active 4 DOM
12. 2026-06-01
    days on market $49,999 Active 3 DOM
13. 2026-05-31
    days on market $49,999 Active 2 DOM
14. 2026-05-09
    price $49,999 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

15. 2026-05-09
    price $49,999 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

16. 2026-05-09
    price $49,999

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

17. 2026-05-07
    status Active 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

18. 2026-05-07
    status Active 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

19. 2026-05-07
    status Active

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

20. 2026-05-02
    status Pending 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

21. 2026-05-01
    status Pending 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

22. 2026-05-01
    status Pending

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

23. 2026-03-10
    listed $50,000 Active 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

24. 2026-03-10
    listed $50,000 Active

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

25. 2026-03-10
    listed $50,000 Active 769-char remark

    Show marketing remark (769 chars)

    Fully remodeled 2 bedroom, 1 bathroom mobile home located in a highly desirable, well-maintained community. Home has had updates done since listing date including the porch and shed. This move-in-ready home features modern updates throughout, including refreshed flooring, updated fixtures, and a bright, open living space. The kitchen offers clean, contemporary finishes and plenty of storage, while both bedrooms provide comfortable layouts. Home has a large deck, and an adorable stream right through the back yard. Enjoy affordable living with a monthly lot rent of $740, plus access to excellent community amenities. Amenities include updated playground, pool and club houseHome had an appraisal prior to finished remodel. Must be approve by park prior to closing.

ⓘ 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: $16,837
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$1,455
• Taxable income: $8,888
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $7,022/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 mobile home requires extensive repairs and maintenance, including major work on the exterior siding, roof, and HVAC systems. Immediate action is needed to stabilize the property and improve its value.

Repairs flagged

• Major exterior siding — Severe weathering and damage
• Major roof — Siding condition suggests underlying roof issues
• Major foundation/structure — Poor exterior condition suggests possible water damage
• Major HVAC/mechanicals — Poor exterior condition suggests possible water damage

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and structural integrity
• Both roof repair — Fixes underlying structural issues and improves home value
• Both landscaping — Enhances curb appeal and property value
• Both HVAC/mechanicals upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and damage	Major	$15,000–50,000
roof · Siding condition suggests underlying roof issues	Major	$15,000–50,000
foundation/structure · Poor exterior condition suggests possible water damage	Major	$15,000–50,000
HVAC/mechanicals · Poor exterior condition suggests possible water damage	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both roof repair — Fixes underlying structural issues and improves home value ↑
• Both landscaping — Enhances curb appeal and property value ↑
• Both HVAC/mechanicals upgrade — Improves comfort and energy efficiency ↑

ⓘ 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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Gaines

• Score: 60/100
• State rank: #583
• US rank: #18809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutlerville, MI
• County: Kent County · 533,805 people
• City population: 26,427
• 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

12 events — show timeline

• 2026-05-09 Price Changed $49,999 MiRealSource-MiMLS
• 2026-05-09 Price Changed $49,999 REALCOMP
• 2026-05-09 Price Changed $49,999 SW Michigan MLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — SW Michigan MLS
• 2026-05-02 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2026-03-10 Listed $50,000 SW Michigan MLS
• 2026-03-10 Listed $50,000 MiRealSource-MiMLS
• 2026-03-10 Listed $50,000 REALCOMP