1281 E Pontaluna Rd · Norton Shores, MI 49456

$94,000

3 bd · 2.0 ba · 0 sqft · Other public records · 2 Days on market

Built 1995 $540/mo HOA · 35% of rent

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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 +15.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to own one of the few double-wide homes available in the desirable Pontaluna Shores Mobile Home Community! This beautifully updated 3-bedroom, 2 full bath home offers a spacious layout with modern finishes throughout. Recent improvements include a new roof installed in 2022, providing peace of mind for years to come. Enjoy the convenience of a fenced-in outdoor area, perfect for pets, entertaining, or relaxing, along with an additional storage shed for all your extra belongings. Ideally located near Lake Michigan, Hoffmaster State Park, shopping, restaurants, entertainment, and easy highway access, this home combines comfort, convenience, and affordability in a fantastic location. Schedule your private showing today!

Key facts

• Storage shed
• Updated home
• Easy highway access

Tags

• UPDATED HOME
• NEW ROOF
• FENCED-IN OUTDOOR AREA
• STORAGE SHED
• EASY HIGHWAY ACCESS

Property features AI

Finance

• HOA & community: Monthly association fee of 540; Association amenities: Pets allowed, Playground, Storage; Association fee includes snow removal

Exterior

• Utilities: Public water; Natural gas connected; Natural gas water heater; High-speed internet available
• Home design: Ranch-style residence; Residential property
• Construction: Built in 1995; Vinyl siding; Composition roof; Crawl space basement
• Exterior features: Paved road access; Leased land

Interior

• Kitchen: Dishwasher, Microwave, Range, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 9 total rooms; Dishwasher, Microwave, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $38 ($451/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 6.8% vs local median 2.8% in Norton Shores — 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 70/100 on livability (#310 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Grand Haven Area Public Schools (suburban): math 52% / reading 68% proficiency, ranked #42 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 215 active listings in the ZIP; solid renter incomes; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y 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.
• Current owner paid $35k; list at $94k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $94,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.65% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-12,482
• Equity at exit: $14,016

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-6,342
• Equity at exit: $8,127

Cash invested: $26,320 (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 49456

• Active inventory: 215
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$540
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $38

Break-even live

Break-even rent $1,506

Max offer price $94,000

Occupancy floor 93%

Sensitivity live

Price	-10% $103	-5% $70	+0% $38	+5% $5	+10% $-27
Rent	-10% $-85	-5% $-24	+0% $38	+5% $99	+10% $160
Rate	-1.0pp $85	-0.5pp $62	base $38	+0.5pp $13	+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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $540 · $6,480/yr

Listing history 3 events

1. 2026-06-19
   days on market $94,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark

   Show marketing remark (754 chars)

   Don't miss this opportunity to own one of the few double-wide homes available in the desirable Pontaluna Shores Mobile Home Community! This beautifully updated 3-bedroom, 2 full bath home offers a spacious layout with modern finishes throughout. Recent improvements include a new roof installed in 2022, providing peace of mind for years to come. Enjoy the convenience of a fenced-in outdoor area, perfect for pets, entertaining, or relaxing, along with an additional storage shed for all your extra belongings. Ideally located near Lake Michigan, Hoffmaster State Park, shopping, restaurants, entertainment, and easy highway access, this home combines comfort, convenience, and affordability in a fantastic location. Schedule your private showing today!

3. 2026-06-17
   listed $94,000 Active 1 DOM

   Show marketing remark (754 chars)

   Don't miss this opportunity to own one of the few double-wide homes available in the desirable Pontaluna Shores Mobile Home Community! This beautifully updated 3-bedroom, 2 full bath home offers a spacious layout with modern finishes throughout. Recent improvements include a new roof installed in 2022, providing peace of mind for years to come. Enjoy the convenience of a fenced-in outdoor area, perfect for pets, entertaining, or relaxing, along with an additional storage shed for all your extra belongings. Ideally located near Lake Michigan, Hoffmaster State Park, shopping, restaurants, entertainment, and easy highway access, this home combines comfort, convenience, and affordability in a fantastic location. 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: $18,641
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$6,480
• − Depreciation: −$2,735
• Taxable loss: −$701
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $620/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: Grand Haven Area Public Schools
• NCES district ID: 2616380
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $56,566
• Composite: 51.64/100
• National rank: #1698
• State rank: #42 of 540 in MI

Livability — Norton Shores

• Score: 70/100
• State rank: #310
• US rank: #7620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton Shores, MI
• County: Ottawa County · 144,142 people
• City population: 26,372
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 19,931
• Household income: $92,672
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 354.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 17% Romanian 8% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -381.34%
• Current HPI: 391.2983
• 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

+25.3% since first listed

26 events — show timeline

• 2026-06-17 Listed $94,000 REALCOMP
• 2026-06-16 Listed $94,000 SW Michigan MLS
• 2026-06-16 Listed $94,000 MiRealSource-MiMLS
• 2025-02-20 Sold (MLS) $35,000 SW Michigan MLS
• 2025-02-20 Sold (MLS) $35,000 REALCOMP
• 2025-02-20 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2025-01-30 Pending — SW Michigan MLS
• 2025-01-29 Pending — REALCOMP
• 2025-01-29 Pending — MiRealSource-MiMLS
• 2025-01-20 Listed $38,900 REALCOMP
• 2025-01-19 Listed $38,900 SW Michigan MLS
• 2025-01-19 Listed $38,900 MiRealSource-MiMLS
• 2022-08-23 Listing Removed — SW Michigan MLS
• 2022-08-23 Sold (MLS) $70,000 SW Michigan MLS
• 2022-08-23 Sold (MLS) $70,000 REALCOMP
• 2022-06-20 Pending — REALCOMP
• 2022-06-20 Pending — SW Michigan MLS
• 2022-06-16 Price Changed $70,000 REALCOMP
• 2022-06-16 Price Changed $70,000 SW Michigan MLS
• 2022-06-03 Relisted — REALCOMP
• 2022-06-03 Relisted — SW Michigan MLS
• 2022-05-23 Pending — REALCOMP
• 2022-05-23 Pending — SW Michigan MLS
• 2022-05-18 Listed $70,000 MiRealSource-MiMLS
• 2022-05-18 Listed $75,000 SW Michigan MLS
• 2022-05-18 Listed $75,000 REALCOMP