1436 Sarnia St · Norton Shores, MI 49444

$46,900

3 bd · 2.0 ba · 1,189 sqft · Manufactured · 32 Days on market

Built 2014 Good condition Est $42k · 13% over $555/mo HOA · 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +1.8/15.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Norton Shores Estates, This mobile home park features wooded and open grass spaces throughout. The amenities include a Fitness room, laundry, basketball court, playground, RV storage and picnic areas. This 2014 mobile home sits in an area where there's additional privacy. Three bedrooms and two bath with an outdoor shed offers the opportunity of spacious living. Just minutes from US 31 and business 96 offers you quick access to shopping, dining and entertainment. So call for your scheduled showing today. Agent is license distributor of mobile homes #1103457.Financing options are available. Buyers/ Buyer Agents to verify all information.

Key facts

• Basketball court
• Rv storage
• Fitness room

Tags

• NORTON SHORES ESTATES
• MONA SHORE SCHOOL DISTRICT
• FITNESS ROOM
• BASKETBALL COURT
• PLAYGROUND
• RV STORAGE

Property features AI

Finance

• Other: Living area approximately 1,189; Directions available to property
• HOA & community: Monthly association fee of 555.0; Association amenities include clubhouse, fitness center, playground, storage, and pets allowed; Association covers trash and lawn/yard care

Exterior

• Utilities: Public water
• Home design: Ranch-style; Residential property; Built in 2014
• Construction: Vinyl siding; Composition roof
• Exterior features: Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: 9 total rooms; Slab foundation basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.3% 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.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/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 $324 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $13k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $45,493 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 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?
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: 2.94% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $41,615
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1448 Kenora St	0.11mi	3/2.0	1,060 (-11%)	16mo	$37,000	$35	63
3304 London St	0.13mi	3/2.0	1,344 (+13%)	18mo	$57,000	$42	58
3315 Spring Hill Dr	0.53mi	2/1.0 (-1)	1,160 (-2%)	6mo	$17,000	$15	57
1071 Calgary Dr	0.55mi	3/2.0	1,056 (-11%)	7mo	$36,000	$34	50
3318 Spring Hill Dr	0.53mi	2/2.0 (-1)	1,088 (-8%)	12mo	$40,000	$37	47

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: 11.9%
• Equity multiple: 1.48×
• Total profit: $6,257
• Equity at exit: $6,993

10-year hold

• IRR: 21.3%
• Equity multiple: 2.85×
• Total profit: $24,296
• Equity at exit: $4,055

Cash invested: $13,132 (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 49444

• Active inventory: 239
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$555
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $212

Break-even live

Break-even rent $1,113

Max offer price $46,900

Occupancy floor 80%

Sensitivity live

Price	-10% $244	-5% $228	+0% $212	+5% $196	+10% $179
Rent	-10% $103	-5% $157	+0% $212	+5% $266	+10% $321
Rate	-1.0pp $236	-0.5pp $224	base $212	+0.5pp $200	+1.0pp $187

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	22d	1	0.42mi

HOA detail

• Monthly dues: $555 · $6,660/yr

Listing history 20 events

1. 2026-06-21
   days on market $46,900 Active 32 DOM
2. 2026-06-19
   days on market $46,900 Active 30 DOM
3. 2026-06-18
   days on market $46,900 Active 29 DOM
4. 2026-06-17
   days on market $46,900 Active 28 DOM
5. 2026-06-16
   days on market $46,900 Active 27 DOM
6. 2026-06-15
   days on market $46,900 Active 26 DOM
7. 2026-06-14
   days on market $46,900 Active 24 DOM
8. 2026-06-13
   days on market $46,900 Active 23 DOM
9. 2026-06-10
   days on market $46,900 Active 21 DOM
10. 2026-06-09
    days on market $46,900 Active 20 DOM
11. 2026-06-08
    days on market $46,900 Active 19 DOM
12. 2026-06-07
    pricedays on market $46,900 Active 18 DOM
13. 2026-06-05
    days on market $52,900 Active 15 DOM
14. 2026-06-03
    days on market $52,900 Active 14 DOM
15. 2026-06-02
    days on market $52,900 Active 13 DOM
16. 2026-06-01
    days on market $52,900 Active 12 DOM
17. 2026-05-31
    status $52,900 Active 11 DOM
18. 2026-05-18
    listed $59,900 Active 655-char remark

    Show marketing remark (655 chars)

    Located in Norton Shores Estates, This mobile home park features wooded and open grass spaces throughout. The amenities include a Fitness room, laundry, basketball court, playground, RV storage and picnic areas. This 2014 mobile home sits in an area where there's additional privacy. Three bedrooms and two bath with an outdoor shed offers the opportunity of spacious living. Just minutes from US 31 and business 96 offers you quick access to shopping, dining and entertainment. So call for your scheduled showing today. Agent is license distributor of mobile homes #1103457.Financing options are available. Buyers/ Buyer Agents to verify all information.

19. 2026-05-18
    listed $59,900 Active

    Show marketing remark (655 chars)

    Located in Norton Shores Estates, This mobile home park features wooded and open grass spaces throughout. The amenities include a Fitness room, laundry, basketball court, playground, RV storage and picnic areas. This 2014 mobile home sits in an area where there's additional privacy. Three bedrooms and two bath with an outdoor shed offers the opportunity of spacious living. Just minutes from US 31 and business 96 offers you quick access to shopping, dining and entertainment. So call for your scheduled showing today. Agent is license distributor of mobile homes #1103457.Financing options are available. Buyers/ Buyer Agents to verify all information.

20. 2026-05-18
    listed $59,900 Active 655-char remark

    Show marketing remark (655 chars)

    Located in Norton Shores Estates, This mobile home park features wooded and open grass spaces throughout. The amenities include a Fitness room, laundry, basketball court, playground, RV storage and picnic areas. This 2014 mobile home sits in an area where there's additional privacy. Three bedrooms and two bath with an outdoor shed offers the opportunity of spacious living. Just minutes from US 31 and business 96 offers you quick access to shopping, dining and entertainment. So call for your scheduled showing today. Agent is license distributor of mobile homes #1103457.Financing options are available. Buyers/ Buyer Agents to verify all information.

ⓘ 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: $16,572
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$6,660
• − Depreciation: −$1,364
• Taxable income: $2,331
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $1,983/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 mobile home is in good condition with no major repairs needed. It has a good exterior and interior, and the landscaping is well-maintained. The home is move-in ready and would benefit from some cosmetic updates to increase its resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Resale Replace the carpet in the bedrooms — Replacing the carpet in the bedrooms can improve the home's appearance and increase its resale value.
• Rental Clean the air filters — Cleaning the air filters can improve the home's HVAC system and increase its rental value by providing a healthier living environment for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Resale Replace the carpet in the bedrooms — Replacing the carpet in the bedrooms can improve the home's appearance and increase its resale value. ↑
• Rental Clean the air filters — Cleaning the air filters can improve the home's HVAC system and increase its rental value by providing a healthier living environment for tenants. ↑

ⓘ 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: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 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: Muskegon County · 107,917 people
• City population: 26,372
• Metro: Muskegon, MI
• Population (ZIP): 26,372
• Household income: $53,054
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 930.0

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 0.55)
• Race & ethnicity: White 59% Black 31% Two or more races 6% Hispanic / Latino 4% Native American 1%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -150.02%
• Current HPI: 209.2698
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $59,900 REALCOMP
• 2026-05-18 Listed $59,900 MiRealSource-MiMLS
• 2026-05-18 Listed $59,900 SW Michigan MLS