4080 Whisperwood Way S · Egelston, MI 49442

$25,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 44 Days on market

Built 1990 Fair condition $22/sqft · 59% below area ↓ 29% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.6/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

Key facts

• Outside storage
• Community pool
• Playgrounds

Tags

• COVERED PATIO
• STORAGE SHED
• COMMUNITY POOL
• PLAYGROUNDS
• OUTSIDE STORAGE

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, playground, pool; pets allowed; Association present

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Ranch-style residential home; Built in 1990
• Construction: Wood siding construction; Rubber roof
• Exterior features: Shed(s); Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: 6 total rooms; Crawl space basement

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$60,617) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Oakridge Public Schools (suburban): math 17% / reading 40% proficiency, ranked #389 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.2%/yr); 290 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 36% of the median local income ($49k/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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.77% ✓
• Cap rate: 52.65%
• Cash-on-cash: 165.57%
• DSCR: 8.37
• GRM: 1.4

CMA / ARV

• ARV (median comp): $60,617
• List price: $25,000
• Delta: -58.76%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4078 Sawgrass Trl	0.10mi	3/2.0	1,196 (+7%)	2mo	$62,900	$53	82
4105 Sawgrass Trl	0.13mi	3/2.0	1,200 (+7%)	10mo	$80,000	$67	73
1946 Spyglass Trl	0.07mi	3/2.0	1,246 (+11%)	8mo	$80,000	$64	71
4153 Whisperwood Way S	0.07mi	3/2.0	1,248 (+11%)	8mo	$65,000	$52	71
4050 Larkspur Ln	0.05mi	3/2.0	1,000 (-11%)	11mo	$72,900	$73	71
4239 Squaw Creek Trl	0.21mi	3/2.0	1,188 (+6%)	12mo	$74,500	$63	70
1966 Spyglass Trl	0.10mi	3/2.0	1,248 (+11%)	11mo	$75,000	$60	67
1878 Snowberry Way	0.04mi	3/1.0	1,001 (-11%)	18mo	$47,000	$47	62
4045 Crestview Ln	0.33mi	3/2.0	1,250 (+12%)	17mo	$56,000	$45	51
2379 Lincoln Park Ln	0.67mi	3/2.0	1,217 (+9%)	6mo	$60,000	$49	49
2317 Shamrock Ln	0.67mi	2/1.0 (-1)	1,152 (+3%)	10mo	$35,000	$30	46
3728 Richardson St	0.68mi	3/2.0	960 (-14%)	9mo	$45,000	$47	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.30×
• Total profit: $65,101
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 25.38×
• Total profit: $170,653
• Equity at exit: $2,162

Cash invested: $7,000 (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 49442

• Rents YoY: 8.2%
• Active inventory: 290
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $966

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $983	-5% $974	+0% $966	+5% $957	+10% $949
Rent	-10% $852	-5% $909	+0% $966	+5% $1,023	+10% $1,080
Rate	-1.0pp $978	-0.5pp $972	base $966	+0.5pp $959	+1.0pp $953

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2129 Arrowhead Dr Muskegon, MI	3.0	2.0	1216	$1,299	$1.07	11d	1	0.26mi
4505 E Apple Ave Muskegon, MI	3.0	1.0	1410	$1,550	$1.10	45d	1	1.27mi

Listing history 20 events

1. 2026-06-21
   days on market $25,000 Active 44 DOM
2. 2026-06-19
   days on market $25,000 Active 42 DOM
3. 2026-06-18
   days on market $25,000 Active 41 DOM
4. 2026-06-17
   days on market $25,000 Active 40 DOM
5. 2026-06-16
   days on market $25,000 Active 39 DOM
6. 2026-06-15
   days on market $25,000 Active 38 DOM
7. 2026-06-14
   days on market $25,000 Active 36 DOM
8. 2026-06-13
   days on market $25,000 Active 35 DOM
9. 2026-06-10
   days on market $25,000 Active 33 DOM
10. 2026-06-09
    days on market $25,000 Active 32 DOM
11. 2026-06-09
    price $25,000 Active 31 DOM
12. 2026-06-08
    days on market $30,000 Active 31 DOM

    Show marketing remark (818 chars)

    Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

13. 2026-06-07
    days on market $30,000 Active 30 DOM
14. 2026-06-02
    pricedays on market $30,000 Active 25 DOM

    Show marketing remark (818 chars)

    Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

15. 2026-06-01
    days on market $35,000 Active 24 DOM

    Show marketing remark (818 chars)

    Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

16. 2026-05-31
    days on market $35,000 Active 23 DOM
17. 2026-05-30
    days on market $35,000 Active 22 DOM
18. 2026-05-08
    listed $35,000 Active 819-char remark

    Show marketing remark (818 chars)

    Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

19. 2026-05-08
    listed $35,000 Active 818-char remark

    Show marketing remark (818 chars)

    Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

20. 2026-05-08
    listed $35,000 Active

    Show marketing remark (818 chars)

    Affordable living opportunity in Egelcraft Mobile Home Community! This 14x80 Skyline mobile home offers 3 bedrooms and 2 full bathrooms with a spacious layout and great potential to make it your own. Several updates have already been started, including removal of the popcorn ceilings, with finishing touches still needed such as floor coverings and some trim work. Overall, this is a very nice home with plenty of value. Enjoy the covered 8x16 patio, perfect for relaxing outdoors, along with a storage shed for added convenience. This home and the park offer something for everyone, including a community pool, playgrounds, outside storage, and more. Lot rent is just $647 per month. Financing is available--please contact the Diana Cain for details. Buyer must be park approved. Schedule your private showing today!

ⓘ 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: $17,295
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$727
• Taxable income: $11,900
• Est. tax owed @ 24.0%: −$2,856
• After-tax cash flow: $8,734/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 · 20 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Painting, updating cabinets, and new flooring would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Minor Bathroom fixtures — Possible minor wear
• Minor Flooring — Worn carpet
• Minor Paint — Chipped paint

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and value
• Both New flooring — Enhances living space and appeal
• Both Bathroom renovation — Modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Possible minor wear	Minor	$500–3,000
Flooring · Worn carpet	Minor	$500–3,000
Paint · Chipped paint	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and value ↑
• Both New flooring — Enhances living space and appeal ↑
• Both Bathroom renovation — Modernizes space 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: Oakridge Public Schools
• NCES district ID: 2626220
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $41,553
• Composite: 24.06/100
• National rank: #7762
• State rank: #389 of 540 in MI

Livability — Egelston

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

Census & demographics

• County: Muskegon County · 107,917 people
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• Metro: Muskegon, 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

-28.6% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $25,000 MiRealSource-MiMLS
• 2026-06-08 Price Changed $25,000 REALCOMP
• 2026-06-08 Price Changed $25,000 SW Michigan MLS
• 2026-06-02 Price Changed $30,000 MiRealSource-MiMLS
• 2026-06-01 Price Changed $30,000 REALCOMP
• 2026-06-01 Price Changed $30,000 SW Michigan MLS
• 2026-05-08 Listed $35,000 SW Michigan MLS
• 2026-05-08 Listed $35,000 REALCOMP
• 2026-05-08 Listed $35,000 MiRealSource-MiMLS