435 S Amber Dr SE · Cutlerville, MI 49548

$60,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 19 Days on market

Built 1985 Fair condition Est $59k · at est. $730/mo HOA · 41% of rent

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Why this score? — see what drove the B- 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
• ARV discount +6.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your showing today!

Key facts

• Convenient access
• Open living area
• 3 season porch

Tags

• 3 SEASON PORCH
• PRIVATE FULL BATH
• OPEN LIVING AREA
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.4% in Cutlerville — 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 71/100 on livability (#280 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($59k) 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 41% of rent.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.94% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $58,656
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 S Amber Dr SE	0.00mi	3/2.0	1,248 (0%)	1mo	$58,400	$47	99
267 Fescue Dr SE Lot 30	0.31mi	3/2.0	1,248 (0%)	2mo	$49,076	$39	84
5772 Pinebrook Ave SE	0.41mi	2/2.0 (-1)	1,174 (-6%)	6mo	$67,400	$57	61

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $6,724
• Equity at exit: $8,946

10-year hold

• IRR: 19.6%
• Equity multiple: 2.69×
• Total profit: $28,352
• Equity at exit: $5,188

Cash invested: $16,800 (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 49548

• Active inventory: 109
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$730
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $251

Break-even live

Break-even rent $1,449

Max offer price $60,000

Occupancy floor 81%

Sensitivity live

Price	-10% $292	-5% $272	+0% $251	+5% $230	+10% $209
Rent	-10% $111	-5% $181	+0% $251	+5% $321	+10% $390
Rate	-1.0pp $281	-0.5pp $266	base $251	+0.5pp $235	+1.0pp $219

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	11d	1	0.34mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	3d	1	0.54mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	11d	1	0.69mi
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	11d	1	0.72mi
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	3d	8	1.01mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	3d	1	1.20mi
1244 Katrina Dr SE Grand Rapids, MI	3.0	1.5	1144	$1,885	$1.65	15d	1	1.22mi
1394 Carriage Hill Dr SE Grand Rapids, MI	2.0	1.0	1200	$1,295	$1.08	24d	1	1.29mi
5888 Christie Ave SE Kentwood, MI	2.0	1.0	850	$1,295	$1.52	24d	1	1.43mi

HOA detail

• Monthly dues: $730 · $8,760/yr

Listing history 6 events

1. 2026-04-15
   status Pending 730-char remark

   Show marketing remark (730 chars)

   Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your showing today!

2. 2026-04-15
   status Pending 730-char remark

   Show marketing remark (730 chars)

   Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your showing today!

3. 2026-04-15
   status Pending

   Show marketing remark (730 chars)

   Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your showing today!

4. 2026-03-25
   listed $60,000 Active 730-char remark

   Show marketing remark (730 chars)

   Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your showing today!

5. 2026-03-25
   listed $60,000 Active 730-char remark

   Show marketing remark (730 chars)

   Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your showing today!

6. 2026-03-25
   listed $60,000 Active

   Show marketing remark (730 chars)

   Welcome to Southfield Village in Kentwood! This well-maintained double wide offers 3 bedrooms, 2 full baths, and a spacious layout perfect for comfortable living. Step inside to find a bright, open living area with great flow into the kitchen and dining space--ideal for everyday living or entertaining. The primary suite features a private full bath, while two additional bedrooms provide flexibility for guests, home office, or hobbies. Enjoy your morning coffee or unwind in the inviting 3-season porch, adding extra living space throughout much of the year. Located in a desirable community with convenient access to shopping, dining, and major highways. Affordable living with room to spread out--schedule your 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: $21,196
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − HOA: −$8,760
• − Depreciation: −$1,745
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $2,352/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate exterior repairs and maintenance, with potential for significant value increase through painting and roof replacement.

Repairs flagged

• Moderate exterior siding — Weathered and faded
• Moderate exterior paint — Faded

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace roof — Critical for long-term value and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and faded	Moderate	$3,000–15,000
exterior paint · Faded	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace roof — Critical for long-term value and safety ↑

ⓘ 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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Cutlerville

• Score: 71/100
• State rank: #280
• US rank: #6874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutlerville, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,777
• Household income: $61,636
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 781.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 16% Black 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4%
• Common ancestry: Iranian 10% Romanian 4% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 14% Vietnamese 2% French/Haitian/Cajun 1%

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: ▼ -208.41%
• Current HPI: 325.8096
• 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

6 events — show timeline

• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-15 Pending — REALCOMP
• 2026-04-15 Pending — SW Michigan MLS
• 2026-03-25 Listed $60,000 SW Michigan MLS
• 2026-03-25 Listed $60,000 REALCOMP
• 2026-03-25 Listed $60,000 MiRealSource-MiMLS