246 Center Green Meadow St SE · Gaines, MI 49548

$100,500

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 10 Days on market

Built 2018 Good condition

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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
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 2018 Clayton manufactured home located in the desirable Green Meadow Estates community in Grand Rapids, Michigan! Featuring 3 bedrooms, 2 full bathrooms, and a spacious open-concept layout, this home offers comfort, convenience, and affordability. Step inside to find brand-new carpet in the living room and all bedrooms, creating a fresh and inviting atmosphere. The large kitchen provides plenty of cabinet and counter space, making meal preparation and entertaining a breeze. The open floor plan seamlessly connects the kitchen, dining, and living areas, giving the home a spacious feel. Additional features:3 Bedrooms, 2 Full BathroomsLarge Open-Concept Living AreaNew Carpet in Bedrooms & Living RoomCentral Air Conditioning2018 Furnace & Water HeaterAffordable Utility CostsWasher & Dryer NegotiableMonthly Lot Rent: $633Must be approved by park prior to closing

Key facts

• Open floor plan
• New carpet
• Large kitchen

Tags

• LARGE KITCHEN
• OPEN FLOOR PLAN
• CENTRAL AIR CONDITIONING
• NEW CARPET

Property features AI

Finance

• HOA & community: Community clubhouse; Pets allowed; Playground; Has association

Exterior

• Utilities: Public water
• Home design: Ranch-style residence; Residential property; Built in 2018
• Construction: Vinyl siding
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 8 total rooms; Dishwasher; Refrigerator; Slab basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 33% 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 $695 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 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.

Recommended offer $100,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.69% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.60%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $51,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Piedmont Dr SE	0.12mi	2/1.0 (-1)	952 (-5%)	0mo	$49,999	$53	77
423 N Amber Dr SE	0.24mi	3/1.0	984 (-2%)	13mo	$18,000	$18	71
6516 Bayonet Ave SW	0.63mi	3/2.0	1,088 (+9%)	10mo	$56,000	$51	48

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $24,959
• Equity at exit: $14,985

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $74,914
• Equity at exit: $8,689

Cash invested: $28,140 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$527
• Tax est. 1.5%: −$126 /mo · $1,508/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $647

Break-even live

Break-even rent $879

Max offer price $100,500

Occupancy floor 57%

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: $25,125
• Closing costs: $3,015
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	2d	1	0.29mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	10d	1	0.40mi
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	10d	1	0.44mi
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	10d	1	0.61mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	2d	1	0.91mi
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	2d	8	1.22mi
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	21d	1	1.25mi
1244 Katrina Dr SE Grand Rapids, MI	3.0	1.5	1144	$1,885	$1.65	14d	1	1.50mi

Listing history 9 events

1. 2026-06-18
   days on market $100,500 Active 10 DOM
2. 2026-06-17
   days on market $100,500 Active 9 DOM
3. 2026-06-16
   days on market $100,500 Active 8 DOM
4. 2026-06-15
   days on market $100,500 Active 7 DOM
5. 2026-06-14
   days on market $100,500 Active 5 DOM
6. 2026-06-13
   days on market $100,500 Active 4 DOM
7. 2026-06-10
   days on market $100,500 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $100,500 Active 1 DOM

ⓘ 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: $20,380
• − Mortgage interest: −$5,630
• − Property taxes: −$1,508
• − Insurance: −$502
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,924
• Taxable income: $6,556
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,193/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 75/100 Cosmetic rehab

This 2018 Clayton manufactured home in Green Meadow Estates is in good condition with new flooring and cabinets. It offers a spacious open-concept layout and is ready for a fresh paint job and new carpet to further enhance its value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace carpet in living room and bedrooms — New carpet improves comfort and aesthetics
• Both Install new window treatments — New blinds or curtains can improve energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace carpet in living room and bedrooms — New carpet improves comfort and aesthetics ↑
• Both Install new window treatments — New blinds or curtains can improve energy efficiency and aesthetics ↑

ⓘ 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

3 events — show timeline

• 2026-06-07 Listed $100,500 MiRealSource-MiMLS
• 2026-06-07 Listed $100,500 REALCOMP
• 2026-06-07 Listed $100,500 SW Michigan MLS