14474 Winding Creek Ln · Grand Haven, MI 49460

$62,000

3 bd · 2.0 ba · 1,012 sqft · Manufactured · 48 Days on market

Built 2021 Good condition $61/sqft · at area comps Est $62k · at est. $670/mo HOA · 41% of rent ↓ 22% 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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.4/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newer 2021 Pulse Collection manufactured home is located in the desirable West Olive Estates community, offering approximately 1,012 sq. ft with 3 bedrooms and 2 full bathrooms. The open-concept floor plan features a spacious living area that flows seamlessly into the dining area and kitchen. The main bedroom includes a private ensuite bathroom and a large walk-in closet. Two additional bedrooms and a second full bath provide flexibility for guests, family or a home office. The community is pet-friendly (with park approval) and offers a welcoming environment with convenient access to nearby amenities, including shopping, dining, and entertainment. Enjoy close proximity to parks and Lake Michigan's beautiful beaches, all just a short drive away. Located between Holland and Grand Haven. West Olive Estates features a community with an indoor pool and spa, playground, basketball courts and clubhouse. Buyers must be approved by the park. Financing options may be available. Priced to Sell

Key facts

• Large walk-in closet
• Built 2021
• Listed 48 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIVATE ENSUITE BATHROOM
• LARGE WALK-IN CLOSET
• PET-FRIENDLY COMMUNITY
• CONVENIENT ACCESS TO AMENITIES
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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.
• Market conditions: 62 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 $429 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 $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 5 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 41% of rent.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.64% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $61,800
• List price: $62,000
• Delta: 0.32%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9045 4 Winds Ln W	0.29mi	3/2.0	1,012 (0%)	3mo	$61,800	$61	84
14275 Winters Creek East	0.38mi	2/2.0 (-1)	960 (-5%)	10mo	$65,000	$68	60

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $2,636
• Equity at exit: $9,244

10-year hold

• IRR: 13.9%
• Equity multiple: 2.14×
• Total profit: $19,838
• Equity at exit: $5,361

Cash invested: $17,360 (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: 62
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$670
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $192

Break-even live

Break-even rent $1,390

Max offer price $62,000

Occupancy floor 83%

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: $15,500
• Closing costs: $1,860
• 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	$1,499	$1.05	2d	1	0.08mi
14869 Camino CT West Olive, MI	3.0	2.5	1498	$2,460	$1.64	2d	2	0.58mi

HOA detail

• Monthly dues: $670 · $8,040/yr
• Likely covers: pool

Listing history 7 events

1. 2026-04-11
   listed $62,000 Active 1002-char remark

   Show marketing remark (1002 chars)

   This newer 2021 Pulse Collection manufactured home is located in the desirable West Olive Estates community, offering approximately 1,012 sq. ft with 3 bedrooms and 2 full bathrooms. The open-concept floor plan features a spacious living area that flows seamlessly into the dining area and kitchen. The main bedroom includes a private ensuite bathroom and a large walk-in closet. Two additional bedrooms and a second full bath provide flexibility for guests, family or a home office. The community is pet-friendly (with park approval) and offers a welcoming environment with convenient access to nearby amenities, including shopping, dining, and entertainment. Enjoy close proximity to parks and Lake Michigan's beautiful beaches, all just a short drive away. Located between Holland and Grand Haven. West Olive Estates features a community with an indoor pool and spa, playground, basketball courts and clubhouse. Buyers must be approved by the park. Financing options may be available. Priced to Sell

2. 2026-04-10
   listed $62,000 Active 1002-char remark

   Show marketing remark (1002 chars)

   This newer 2021 Pulse Collection manufactured home is located in the desirable West Olive Estates community, offering approximately 1,012 sq. ft with 3 bedrooms and 2 full bathrooms. The open-concept floor plan features a spacious living area that flows seamlessly into the dining area and kitchen. The main bedroom includes a private ensuite bathroom and a large walk-in closet. Two additional bedrooms and a second full bath provide flexibility for guests, family or a home office. The community is pet-friendly (with park approval) and offers a welcoming environment with convenient access to nearby amenities, including shopping, dining, and entertainment. Enjoy close proximity to parks and Lake Michigan's beautiful beaches, all just a short drive away. Located between Holland and Grand Haven. West Olive Estates features a community with an indoor pool and spa, playground, basketball courts and clubhouse. Buyers must be approved by the park. Financing options may be available. Priced to Sell

3. 2026-04-10
   listed $62,000 Active

   Show marketing remark (1002 chars)

   This newer 2021 Pulse Collection manufactured home is located in the desirable West Olive Estates community, offering approximately 1,012 sq. ft with 3 bedrooms and 2 full bathrooms. The open-concept floor plan features a spacious living area that flows seamlessly into the dining area and kitchen. The main bedroom includes a private ensuite bathroom and a large walk-in closet. Two additional bedrooms and a second full bath provide flexibility for guests, family or a home office. The community is pet-friendly (with park approval) and offers a welcoming environment with convenient access to nearby amenities, including shopping, dining, and entertainment. Enjoy close proximity to parks and Lake Michigan's beautiful beaches, all just a short drive away. Located between Holland and Grand Haven. West Olive Estates features a community with an indoor pool and spa, playground, basketball courts and clubhouse. Buyers must be approved by the park. Financing options may be available. Priced to Sell

4. 2025-11-14
   historical
5. 2025-11-14
   historical
6. 2025-06-26
   listed $80,000 Active
7. 2025-06-26
   listed $80,000 Active

ⓘ 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: $19,606
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$8,040
• − Depreciation: −$1,804
• Taxable income: $1,913
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $1,848/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

Good 80/100 Cosmetic rehab

This 2021 Pulse Collection manufactured home in West Olive Estates is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and add value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds 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 — 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

• City population: 33,878
• 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

-22.5% since first listed

7 events — show timeline

• 2026-04-11 Listed $62,000 REALCOMP
• 2026-04-10 Listed $62,000 SW Michigan MLS
• 2026-04-10 Listed $62,000 MiRealSource-MiMLS
• 2025-11-14 Listing Removed — REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-06-26 Listed $80,000 REALCOMP
• 2025-06-26 Listed $80,000 MiRealSource-MiMLS