1700 Robbins Rd #163 · Grand Haven, MI 49417

$85,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily · 56 Days on market

Built 1984 Good condition $81/sqft · 65% below area $575/mo HOA · 33% of rent ↓ 6% since listing

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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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

Key facts

• Fresh paint
• Remodeled kitchen
• New flooring

Tags

• REMODELED KITCHEN
• NEW FLOORING
• FRESH PAINT
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.8% in Grand Haven — 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 81/100 on livability (#69 in MI, #1,467 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Grand Haven Area Public Schools (suburban): math 52% / reading 68% proficiency, ranked #42 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.0%/yr); 218 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $588 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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 A-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: 2.08% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 4.0

CMA / ARV

• ARV (median comp): $245,764
• List price: $85,000
• Delta: -65.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15043 Coleman Ave	0.32mi	3/1.0	1,040 (-1%)	24mo	$264,900	$255	60
15149 David Ave	0.46mi	3/1.0	1,152 (+10%)	2mo	$275,000	$239	57
16071 Robbins Rd	0.48mi	2/1.5 (-1)	1,187 (+13%)	3mo	$250,000	$211	47
15450 164th Ave	0.42mi	4/2.0 (+1)	1,200 (+14%)	8mo	$320,000	$267	45
15422 164th Ave	0.38mi	2/1.0 (-1)	927 (-12%)	14mo	$232,500	$251	42
15382 Coleman Ave	0.46mi	3/1.0	1,152 (+10%)	22mo	$250,000	$217	40
15912 Mercury Dr	0.66mi	2/1.0 (-1)	1,164 (+11%)	18mo	$269,900	$232	27

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 · 6.03% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.29×
• Total profit: $6,967
• Equity at exit: $12,674

10-year hold

• IRR: 20.4%
• Equity multiple: 3.14×
• Total profit: $50,909
• Equity at exit: $7,349

Cash invested: $23,800 (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 49417

• Rents YoY: 6.0%
• Active inventory: 218
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$575
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $233

Break-even live

Break-even rent $1,471

Max offer price $85,000

Occupancy floor 82%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14820 Piper Ln Grand Haven, MI	1.0–2.0	1.0–2.0	902	$1,735	$1.92	3d	1	0.65mi
104 S Beechtree St Unit A Grand Haven, MI	2.0	1.0	800	$1,295	$1.62	19d	1	1.28mi

HOA detail

• Monthly dues: $575 · $6,900/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-13
   status $85,000 Pending 56 DOM
2. 2026-06-10
   days on market $85,000 Active 56 DOM
3. 2026-06-09
   days on market $85,000 Active 55 DOM
4. 2026-06-08
   days on market $85,000 Active 54 DOM
5. 2026-06-07
   days on market $85,000 Active 53 DOM
6. 2026-06-03
   days on market $85,000 Active 49 DOM
7. 2026-06-02
   days on market $85,000 Active 48 DOM
8. 2026-06-01
   days on market $85,000 Active 47 DOM
9. 2026-05-31
   days on market $85,000 Active 46 DOM
10. 2026-05-30
    days on market $85,000 Active 45 DOM
11. 2026-05-14
    price $85,000 395-char remark

    Show marketing remark (396 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

12. 2026-05-14
    price $85,000 396-char remark

    Show marketing remark (396 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

13. 2026-05-14
    price $85,000

    Show marketing remark (396 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

14. 2026-04-26
    status Active 396-char remark

    Show marketing remark (395 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

15. 2026-04-26
    status Active 395-char remark

    Show marketing remark (395 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

16. 2026-04-26
    status Active

    Show marketing remark (395 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

17. 2026-04-20
    status Pending 395-char remark

    Show marketing remark (396 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

18. 2026-04-20
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

19. 2026-04-20
    status Pending

    Show marketing remark (396 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

20. 2026-04-09
    listed $90,000 Active 396-char remark

    Show marketing remark (395 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

21. 2026-04-09
    listed $90,000 Active 395-char remark

    Show marketing remark (395 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a showing today!

22. 2026-04-09
    listed $90,000 Active

    Show marketing remark (395 chars)

    Move right into this beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park! Enjoy a recently remodeled kitchen for cooking and gathering, along with brand-new flooring, fresh paint, and a new water heater for added value and comfort. This home has been lovingly maintained and is truly turn-key. Affordable, stylish, and ready for its next owner. Schedule a 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: $21,190
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$6,900
• − Depreciation: −$2,473
• Taxable income: $1,966
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,319/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 80/100 Cosmetic rehab

This beautifully updated 3-bedroom, 2-bath home in Village Green Mobile Home Park is move-in ready with fresh paint, new appliances, and updated flooring. It's an affordable and stylish option for potential buyers or renters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace outdoor light fixtures — Improves safety and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace outdoor light fixtures — Improves safety and aesthetics ↑

ⓘ 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: Grand Haven Area Public Schools
• NCES district ID: 2616380
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $56,566
• Composite: 51.64/100
• National rank: #1698
• State rank: #42 of 540 in MI

Livability — Grand Haven

• Score: 81/100
• State rank: #69
• US rank: #1467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Haven, MI
• County: Ottawa County · 144,142 people
• City population: 33,878
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 33,878
• Household income: $83,405
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 770.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 3%
• Foreign-born: 3% · Canada, South Korea, India
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -424.92%
• Current HPI: 365.7115
• Rent YoY: ▲ 6.03%
• 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

-5.6% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $85,000 MiRealSource-MiMLS
• 2026-05-14 Price Changed $85,000 REALCOMP
• 2026-05-14 Price Changed $85,000 SW Michigan MLS
• 2026-04-26 Relisted — REALCOMP
• 2026-04-26 Relisted — MiRealSource-MiMLS
• 2026-04-26 Relisted — SW Michigan MLS
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — SW Michigan MLS
• 2026-04-09 Listed $90,000 REALCOMP
• 2026-04-09 Listed $90,000 SW Michigan MLS
• 2026-04-09 Listed $90,000 MiRealSource-MiMLS