2864 Dornick Dr · Jamestown, MI 49426

$99,999

3 bd · 2.0 ba · 1,072 sqft · Other · 67 Days on market

Built 1996 5,000 sqft lot $735/mo HOA · 36% 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 +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +5.5/10.0
• 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 to this well-maintained 3-bedroom, 2-bath home located in the desirable Country Hills Village community in Hudsonville. This home offers a comfortable and functional layout with a bright, inviting kitchen featuring ample cabinet and counter space--perfect for everyday living. One of the standout features is the spacious three-season room, providing a great place to relax, entertain, or enjoy your morning coffee. Outside, you'll appreciate the covered carport for convenient parking along with a large storage shed with electricity. New flooring and light fixtures throughout in 2021.Residents of Country Hills Village enjoy access to amenities including an indoor pool, playground, and clubhouse--making this a great place to call home. Please note: This home is located within a mobile home park. All buyers must be approved by park management, and monthly lot rent applies. Contact the park office (616-896-1409) for details regarding park rules, regulations, and associated cost.

Key facts

• Clubhouse
• Covered carport
• Large storage shed

Tags

• SPACIOUS THREE-SEASON ROOM
• COVERED CARPORT
• LARGE STORAGE SHED
• INDOOR POOL
• PLAYGROUND
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hudsonville Public School District (suburban): math 55% / reading 70% proficiency, ranked #32 of 540 in MI (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 212 active listings in the ZIP; high-income renter base; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ottawa County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($94k) 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 36% of rent.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.02% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 4.1

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-4,894
• Equity at exit: $14,910

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $11,641
• Equity at exit: $8,646

Cash invested: $28,000 (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 49426

• Home prices YoY: -30.9%
• Active inventory: 212
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$735
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $170

Break-even live

Break-even rent $1,805

Max offer price $99,999

Occupancy floor 87%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $735 · $8,820/yr
• Likely covers: electricpool

Listing history 16 events

1. 2026-06-18
   days on market $99,999 Active 67 DOM
2. 2026-06-17
   days on market $99,999 Active 66 DOM
3. 2026-06-16
   days on market $99,999 Active 65 DOM
4. 2026-06-15
   days on market $99,999 Active 64 DOM
5. 2026-06-14
   pricedays on market $99,999 Active 62 DOM
6. 2026-06-10
   days on market $104,999 Active 59 DOM
7. 2026-06-09
   days on market $104,999 Active 58 DOM
8. 2026-06-08
   days on market $104,999 Active 57 DOM
9. 2026-06-07
   days on market $104,999 Active 56 DOM
10. 2026-06-03
    days on market $104,999 Active 52 DOM
11. 2026-06-03
    days on market $104,999 Active 51 DOM
12. 2026-06-01
    days on market $104,999 Active 50 DOM
13. 2026-05-31
    days on market $104,999 Active 49 DOM
14. 2026-04-13
    listed $104,999 Active 994-char remark

    Show marketing remark (994 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home located in the desirable Country Hills Village community in Hudsonville. This home offers a comfortable and functional layout with a bright, inviting kitchen featuring ample cabinet and counter space--perfect for everyday living. One of the standout features is the spacious three-season room, providing a great place to relax, entertain, or enjoy your morning coffee. Outside, you'll appreciate the covered carport for convenient parking along with a large storage shed with electricity. New flooring and light fixtures throughout in 2021.Residents of Country Hills Village enjoy access to amenities including an indoor pool, playground, and clubhouse--making this a great place to call home. Please note: This home is located within a mobile home park. All buyers must be approved by park management, and monthly lot rent applies. Contact the park office (616-896-1409) for details regarding park rules, regulations, and associated cost.

15. 2026-04-10
    listed $104,999 Active 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home located in the desirable Country Hills Village community in Hudsonville. This home offers a comfortable and functional layout with a bright, inviting kitchen featuring ample cabinet and counter space--perfect for everyday living. One of the standout features is the spacious three-season room, providing a great place to relax, entertain, or enjoy your morning coffee. Outside, you'll appreciate the covered carport for convenient parking along with a large storage shed with electricity. New flooring and light fixtures throughout in 2021. Residents of Country Hills Village enjoy access to amenities including an indoor pool, playground, and clubhouse--making this a great place to call home. Please note: This home is located within a mobile home park. All buyers must be approved by park management, and monthly lot rent applies. Contact the park office (616-896-1409) for details regarding park rules, regulations, and associated cost.

16. 2026-04-10
    listed $104,999 Active

    Show marketing remark (1004 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home located in the desirable Country Hills Village community in Hudsonville. This home offers a comfortable and functional layout with a bright, inviting kitchen featuring ample cabinet and counter space--perfect for everyday living. One of the standout features is the spacious three-season room, providing a great place to relax, entertain, or enjoy your morning coffee. Outside, you'll appreciate the covered carport for convenient parking along with a large storage shed with electricity. New flooring and light fixtures throughout in 2021. Residents of Country Hills Village enjoy access to amenities including an indoor pool, playground, and clubhouse--making this a great place to call home. Please note: This home is located within a mobile home park. All buyers must be approved by park management, and monthly lot rent applies. Contact the park office (616-896-1409) for details regarding park rules, regulations, and associated cost.

ⓘ 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: $24,244
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$8,820
• − Depreciation: −$2,909
• Taxable income: $1,035
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $1,792/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: Hudsonville Public School District
• NCES district ID: 2618840
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $69,784
• Composite: 54.98/100
• National rank: #1301
• State rank: #32 of 540 in MI

Livability — Jamestown

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

Census & demographics

• County: Ottawa County · 144,142 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 40,523
• Household income: $112,234
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 149.0

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 313,561 people
• By 2030: 330,027 · +5.3%
• By 2040: 361,118 · +15.2%
• By 2050: 388,414 · +23.9%
• By 2075: 452,175 · +44.2%
• By 2100: 473,041 · +50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Iranian 43% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+20.4) · D 39.0% · R 59.5% · Other 1.5%
• 2008→2024 swing: +3.4pp toward D · 2008: -23.9pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+21.5 2016: R+30.4 2012: R+34.2 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.09%
• Current HPI: 259.442
• 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

• 2026-04-13 Listed $104,999 REALCOMP
• 2026-04-10 Listed $104,999 MiRealSource-MiMLS
• 2026-04-10 Listed $104,999 SW Michigan MLS