4502 Saturn Dr NE · Algoma, MI 49341

$30,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 27 Days on market

Built 1997 Est $32k · 7% under $626/mo HOA · 39% of rent

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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 +10.8/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Algoma estates, this two-bedroom one bath home has one of the largest decks in the neighborhood, great for those perfect Michigan weather days! Too hot? Sit inside with the comfort of central air and watch nature on your big screen. New Roof in 2025. This home is ready for move in, minutes away from US 131 and in Rockford schools. Schedule your private showing today. 1997 Redman Mobile home in Algoma Estates Community Park. Buyers will need to be approved by the community prior to purchase. Algoma office [phone]

Key facts

• Largest decks
• Central air
• Built 1997

Tags

• LARGEST DECKS
• CENTRAL AIR
• ALGOMA ESTATES COMMUNITY PARK

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee covers trash; Community playground

Exterior

• Utilities: Public water
• Home design: Residential property; Other architectural style; Built in 1997
• Construction: Vinyl siding
• Exterior features: Shed(s); Public water

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 2 total rooms; Slab foundation/basement
• Laundry & utility: Washer; Dryer; Trash service included in association fee

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% 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.
• Rockford Public Schools (suburban): math 59% / reading 64% proficiency, ranked #28 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 271 active listings in the ZIP; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent is only 17% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $29,550 (1.5% below list)

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. 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?
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: 5.40% ✓
• Cap rate: 24.11%
• Cash-on-cash: 63.64%
• DSCR: 3.83
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $32,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10610 Orion Dr NE	0.30mi	3/2.0 (+1)	888 (-1%)	3mo	$32,000	$36	73

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: 63.2%
• Equity multiple: 3.85×
• Total profit: $23,923
• Equity at exit: $4,473

10-year hold

• IRR: 67.9%
• Equity multiple: 8.03×
• Total profit: $59,031
• Equity at exit: $2,594

Cash invested: $8,400 (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: 271
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$626
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $446

Break-even live

Break-even rent $1,055

Max offer price $30,000

Occupancy floor 67%

Sensitivity live

Price	-10% $466	-5% $456	+0% $446	+5% $435	+10% $425
Rent	-10% $318	-5% $382	+0% $446	+5% $509	+10% $573
Rate	-1.0pp $461	-0.5pp $453	base $446	+0.5pp $438	+1.0pp $430

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $626 · $7,512/yr

Listing history 18 events

1. 2026-06-18
   days on market $30,000 Active 27 DOM
2. 2026-06-17
   days on market $30,000 Active 26 DOM
3. 2026-06-16
   days on market $30,000 Active 25 DOM
4. 2026-06-15
   days on market $30,000 Active 24 DOM
5. 2026-06-14
   days on market $30,000 Active 22 DOM
6. 2026-06-13
   days on market $30,000 Active 21 DOM
7. 2026-06-10
   days on market $30,000 Active 19 DOM
8. 2026-06-09
   days on market $30,000 Active 18 DOM
9. 2026-06-08
   days on market $30,000 Active 17 DOM
10. 2026-06-07
    days on market $30,000 Active 16 DOM
11. 2026-06-05
    days on market $30,000 Active 13 DOM
12. 2026-06-03
    days on market $30,000 Active 12 DOM
13. 2026-06-03
    days on market $30,000 Active 11 DOM
14. 2026-06-01
    days on market $30,000 Active 10 DOM
15. 2026-05-31
    days on market $30,000 Active 9 DOM
16. 2026-05-21
    listed $30,000 Active

    Show marketing remark (540 chars)

    Welcome home to Algoma estates, this two-bedroom one bath home has one of the largest decks in the neighborhood, great for those perfect Michigan weather days! Too hot? Sit inside with the comfort of central air and watch nature on your big screen. New Roof in 2025. This home is ready for move in, minutes away from US 131 and in Rockford schools. Schedule your private showing today. 1997 Redman Mobile home in Algoma Estates Community Park. Buyers will need to be approved by the community prior to purchase. Algoma office [phone]

17. 2026-05-21
    listed $30,000 Active 540-char remark

    Show marketing remark (540 chars)

    Welcome home to Algoma estates, this two-bedroom one bath home has one of the largest decks in the neighborhood, great for those perfect Michigan weather days! Too hot? Sit inside with the comfort of central air and watch nature on your big screen. New Roof in 2025. This home is ready for move in, minutes away from US 131 and in Rockford schools. Schedule your private showing today. 1997 Redman Mobile home in Algoma Estates Community Park. Buyers will need to be approved by the community prior to purchase. Algoma office [phone]

18. 2026-05-21
    listed $30,000 Active 540-char remark

    Show marketing remark (540 chars)

    Welcome home to Algoma estates, this two-bedroom one bath home has one of the largest decks in the neighborhood, great for those perfect Michigan weather days! Too hot? Sit inside with the comfort of central air and watch nature on your big screen. New Roof in 2025. This home is ready for move in, minutes away from US 131 and in Rockford schools. Schedule your private showing today. 1997 Redman Mobile home in Algoma Estates Community Park. Buyers will need to be approved by the community prior to purchase. Algoma office [phone]

ⓘ 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: $19,425
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$7,512
• − Depreciation: −$873
• Taxable income: $5,652
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $3,990/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: Rockford Public Schools
• NCES district ID: 2630030
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $79,800
• Composite: 55.16/100
• National rank: #1276
• State rank: #28 of 540 in MI

Livability — Algoma

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

3 events — show timeline

• 2026-05-21 Listed $30,000 MiRealSource-MiMLS
• 2026-05-21 Listed $30,000 REALCOMP
• 2026-05-21 Listed $30,000 SW Michigan MLS