5610 Kingsley Dr NE · Courtland, MI 49341

$225,000

3 bd · 1.0 ba · 1,277 sqft · Manufactured public records · 4 Days on market

Built 2014 Est $189k · 19% over

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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 +17.6/30.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not all lots are created equal -- and this one proves it. Tucked at the end of a quiet dead-end street with a scenic pond next door and open green space behind, this Skyline-built home in the Oaks of Rockford has the kind of setting that's hard to come by. No through traffic, no neighbors out back, and just a genuinely peaceful place to land while still being close to the community entry and exit. The oversized wrap-around porch with a retractable awning is the star of the outdoor space. New windows throughout keep things bright and efficient inside, and the primary suite doesn't disappoint with the oversized bathroom. The layout is functional and convenient. Just enough space to not feel cramped but not too much to maintain either. Beyond your front door, the Oaks of Rockford delivers. A 9,500 sq ft clubhouse with dual stone fireplaces, a fitness center, party room, and resort-style heated pool. Pickleball and shuffleboard courts,

Key facts

• Scenic pond
• Open green space
• Oversized bathroom

Tags

• QUIET DEAD-END STREET
• SCENIC POND
• OPEN GREEN SPACE
• OVERSIZED WRAP-AROUND PORCH
• NEW WINDOWS
• OVERSIZED BATHROOM

Property features AI

Finance

• HOA & community: Association with clubhouse, fitness center, meeting room, pool, spa/hot tub, tennis courts, restaurant/bar; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Natural gas connected; Public water
• Home design: Ranch-style home; Single-story; Residential property
• Construction: Built in 2014; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Sidewalk; Leased land; Located on a cul-de-sac; Public water

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom; Additional bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Garage door opener; Replacement windows with window treatments
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (2.7% below list).
• Recommended offer: $219k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 269 active listings in the ZIP; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $219,004 (2.7% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $188,996
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11707 Melanie Way Dr	0.23mi	3/2.0	1,456 (+14%)	23mo	$215,000	$148	42

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-25,268
• Equity at exit: $33,548

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-7,499
• Equity at exit: $19,454

Cash invested: $63,000 (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 49341

• Home prices YoY: -33.8%
• Active inventory: 269
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $175

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 87%

Sensitivity live

Price	-10% $331	-5% $253	+0% $175	+5% $97	+10% $20
Rent	-10% $2	-5% $89	+0% $175	+5% $262	+10% $348
Rate	-1.0pp $289	-0.5pp $232	base $175	+0.5pp $117	+1.0pp $58

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-16
   statusdays on market $225,000 Pending 4 DOM
2. 2026-06-15
   days on market $225,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $225,000 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: $26,280
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$6,545
• Taxable loss: −$1,573
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $2,480/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: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Courtland

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

Census & demographics

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 293.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -131.59%
• Current HPI: 257.3691
• 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

2 events — show timeline

• 2026-06-12 Listed $225,000 MiRealSource-MiMLS
• 2026-06-12 Listed $225,000 SW Michigan MLS

Property tax history

+8.3%/yr

Latest (2025): $292 · +2.6% YoY. Source: county tax records.