14249 Heffron Rd NE · Grattan, MI 48809

$150,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 28 Days on market

Built 1970 0.68 ac lot $187/sqft · 37% below area

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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 +15.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

Key facts

• 0.68 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $67 ($802/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.3% below list).
• Recommended offer: $120k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Belding Area School District (town): math 23% / reading 31% proficiency, ranked #398 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 34y ago 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 $119,582 (20.3% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (median comp): $353,285
• List price: $150,000
• Delta: -57.54%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $85,872
• Equity at exit: $135,132

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $249,373
• Equity at exit: $291,417

Cash invested: $42,000 (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 48809

• Home prices YoY: 3.3%
• Active inventory: 72
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $67

Break-even live

Break-even rent $1,111

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $152	-5% $109	+0% $67	+5% $24	+10% $-18
Rent	-10% $-28	-5% $20	+0% $67	+5% $114	+10% $161
Rate	-1.0pp $142	-0.5pp $105	base $67	+0.5pp $28	+1.0pp $-12

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Pending 926-char remark

   Show marketing remark (927 chars)

   On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

2. 2026-05-07
   status Pending 927-char remark

   Show marketing remark (927 chars)

   On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

3. 2026-05-07
   status Pending

   Show marketing remark (927 chars)

   On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

4. 2026-04-08
   listed $150,000 Active 927-char remark

   Show marketing remark (926 chars)

   On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

5. 2026-04-08
   listed $150,000 Active 926-char remark

   Show marketing remark (926 chars)

   On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

6. 2026-04-08
   listed $150,000 Active

   Show marketing remark (926 chars)

   On a . 68 acre countryside parcel overlooking farm fields is this clean and recently remodeled 2-3 bedroom manufactured home with addition offers just shy of 1200 sq' including a family room, living area and kitchen with breakfast nook and dining. One of the bedrooms have been converted with laundry and could be shared as an office or bedroom use. Move in condition with appliances package for buyer convenience. Additional amenities: paved drive to 2.5 car attached garage with brand new steel roof, a 26x28 dirt floor pole building, patio along side an above ground pool (condition unknown). No fuel oil or propane to deal with - natural gas, high speed cable and internet with Spectrum, and home is located on a well maintained, primary paved road. Keys at Close to the New Owner! NO FHA, VA or RD LOANS - check with your lender as to conventional loan requirements for mobile home construction. Cash /Conventional Terms.

7. 2014-09-16
   historical
8. 1992-10-30
   historical
9. 1992-03-09
   listed $24,900
10. 1992-03-09
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $345 · $29/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$983/yr (+$82/mo · 285.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,350
• − Mortgage interest: −$8,402
• − Property taxes: −$345
• − Insurance: −$750
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,364
• Taxable loss: −$1,807
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,236/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.

Schools (NCES district)

• District: Belding Area School District
• NCES district ID: 2604530
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $46,310
• Composite: 23.33/100
• National rank: #7915
• State rank: #398 of 540 in MI

Livability — Grattan

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

Census & demographics

• Population (ZIP): 11,292

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: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▲ 13.30%
• Current HPI: 412.5108
• 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

+502.4% since first listed

10 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — SW Michigan MLS
• 2026-04-08 Listed $150,000 REALCOMP
• 2026-04-08 Listed $150,000 SW Michigan MLS
• 2026-04-08 Listed $150,000 MiRealSource-MiMLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 1992-10-30 Listing Removed — REALCOMP
• 1992-03-09 Listed $24,900 REALCOMP
• 1992-03-09 Listed $24,900 SW Michigan MLS