4460 Oakland Dr Lot 142 · Allendale, MI 49401

$54,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 44 Days on market

Built 2004 Fair condition $780/mo HOA · 47% 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

Key facts

• Built 2004
• Listed 44 days

Property features AI

Finance

• HOA & community: Monthly association fee of $780.50; Association includes water, sewer, trash, and cable/satellite; Property is part of an association

Exterior

• Utilities: Public water; Cable connected; High-speed internet
• Home design: Ranch-style single-family residence; Built in 2004
• Construction: Vinyl siding; Composition roof; 2004 construction
• Exterior features: Leased land; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Total of 7 rooms
• Laundry & utility: Washer; Dryer; Slab basement (no finished lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.1% in Allendale — 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 67/100 on livability (#405 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Allendale Public Schools (suburban): math 47% / reading 61% proficiency, ranked #79 of 540 in MI (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $15k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.04% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11331 Kistler Ave	0.13mi	3/2.0	1,456 (+8%)	23mo	$75,000	$52	61
11470 Sundrop Cir	0.53mi	3/2.0	1,352 (+1%)	23mo	$115,000	$85	56

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $1,759
• Equity at exit: $8,186

10-year hold

• IRR: 13.2%
• Equity multiple: 2.08×
• Total profit: $16,651
• Equity at exit: $4,747

Cash invested: $15,372 (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 49401

• Home prices YoY: -28.4%
• Active inventory: 166
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$780
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $159

Break-even live

Break-even rent $1,468

Max offer price $54,900

Occupancy floor 85%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4477 Lake Michigan Dr Allendale Charter Twp, MI	4.0	2.0	1800	$1,655	$0.92	43d	1	0.17mi
4820 Allen Park Dr Allendale Charter Twp, MI	1.0–4.0	1.0–4.5	1650	$867	$0.53	2d	1	0.40mi
11367 40th Ave Allendale Charter Twp, MI	2.0	2.0	968	$1,500	$1.55	2d	1	0.60mi
11400 Boyne Blvd Allendale, MI	2.0	2.0	960	$1,299	$1.35	2d	1	0.67mi
11477 Shanty Creek Ln Allendale, MI	3.0	2.0	1456	$1,650	$1.13	23d	1	0.90mi
11110 Farmway Dr Allendale, MI	2.0–3.0	2.5	1758	$2,575	$1.46	2d	4	1.09mi
5399 Pierce St Allendale, MI	2.0	2.0	1300	$1,745	$1.34	2d	5	1.49mi

HOA detail

• Monthly dues: $780 · $9,360/yr
• Likely covers: watersewertrashinternet

Listing history 24 events

1. 2026-06-07
   statusdays on market $54,900 Pending 44 DOM
2. 2026-06-05
   days on market $54,900 Active 43 DOM
3. 2026-06-03
   days on market $54,900 Active 42 DOM
4. 2026-06-03
   pricedays on market $54,900 Active 41 DOM
5. 2026-06-01
   days on market $59,900 Active 40 DOM
6. 2026-05-31
   days on market $59,900 Active 39 DOM
7. 2026-05-15
   price $59,900 996-char remark

   Show marketing remark (996 chars)

   This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

8. 2026-05-15
   price $59,900 996-char remark

   Show marketing remark (996 chars)

   This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

9. 2026-05-15
   price $59,900

   Show marketing remark (996 chars)

   This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

10. 2026-04-22
    listed $64,900 Active 996-char remark

    Show marketing remark (996 chars)

    This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

11. 2026-04-22
    listed $64,900 Active 996-char remark

    Show marketing remark (996 chars)

    This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

12. 2026-04-22
    listed $64,900 Active

    Show marketing remark (996 chars)

    This large spacious 2004 manufactured home offers 3 bedrooms and 2 full baths with a bright eat-in kitchen, huge living room, and includes the out doors storage shed. Sold as-is and move-in ready, it offers a great opportunity for buyers looking for affordable living in Allendale, Michigan. Knollwood Estates is conveniently located near Grand Ravine North County Park, Grand Valley State University, Countryside Greenery, and Grand Ravine Dog Park, with easy access to Muskegon County Airport just 22 miles away and Gerald R. Ford International Airport only 20 miles away. Buyer must complete an application for park approval, and all offers are contingent upon park approval. Listing agent can provide lenders for financing for manufactured homes located in parks. Lot rent is approximately $780.50 includes lot rent, water, sewer, trash, and ( tv, & internet= $80 value) Buyers Agent to verify all information. Agent holds a Mobile Home Dealers License in the State of Michigan #1103457.

13. 2024-07-02
    historical
14. 2024-06-28
    soldstatus $49,000 Closed
15. 2024-06-28
    soldstatus $49,000 Closed
16. 2024-06-28
    soldstatus $49,000 Sold
17. 2024-06-11
    status Pending
18. 2024-06-11
    status Active
19. 2024-04-25
    status Pending
20. 2024-04-25
    status Pending
21. 2024-04-25
    status Pending
22. 2024-03-08
    listed $59,900 Active
23. 2024-03-08
    listed $59,900 Active
24. 2024-03-08
    listed $59,900 Active

ⓘ 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: $20,032
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$9,360
• − Depreciation: −$1,597
• Taxable income: $1,697
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $1,505/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 · 1 photo

Fair 45/100 Cosmetic rehab

This 2004 manufactured home is move-in ready with average condition. A fresh coat of paint and new light fixtures would significantly enhance its curb appeal and value.

Value-add opportunities

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

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace light fixtures — Improves lighting 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: Allendale Public Schools
• NCES district ID: 2602550
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 61% ▲ 1.00%
• Median HH income: $49,457
• Composite: 46.0/100
• National rank: #2534
• State rank: #79 of 540 in MI

Livability — Allendale

• Score: 67/100
• State rank: #405
• US rank: #10988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allendale, MI
• City population: 28,941
• Population (ZIP): 28,941

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% Hispanic / Latino 4% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Iranian 18% Romanian 9% Lithuanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 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: ▼ -111.51%
• Current HPI: 280.6471
• Rent YoY: —
• Metro: —
• 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

18 events — show timeline

• 2026-05-15 Price Changed $59,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $59,900 REALCOMP
• 2026-05-15 Price Changed $59,900 SW Michigan MLS
• 2026-04-22 Listed $64,900 SW Michigan MLS
• 2026-04-22 Listed $64,900 REALCOMP
• 2026-04-22 Listed $64,900 MiRealSource-MiMLS
• 2024-07-02 Listing Removed — REALCOMP
• 2024-06-28 Sold (MLS) $49,000 SW Michigan MLS
• 2024-06-28 Sold (MLS) $49,000 MiRealSource-MiMLS
• 2024-06-28 Sold (MLS) $49,000 REALCOMP
• 2024-06-11 Pending — SW Michigan MLS
• 2024-06-11 Relisted — SW Michigan MLS
• 2024-04-25 Pending — REALCOMP
• 2024-04-25 Pending — MiRealSource-MiMLS
• 2024-04-25 Pending — SW Michigan MLS
• 2024-03-08 Listed $59,900 SW Michigan MLS
• 2024-03-08 Listed $59,900 MiRealSource-MiMLS
• 2024-03-08 Listed $59,900 REALCOMP