217 Braeburn Dr · Wolf Lake, MI 49442

$89,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 78 Days on market

Built 2020 Good condition $57/sqft · 50% above area ↓ 5% since listing

---

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 +7.5/15.0
• Rent growth +4.6/5.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

Key facts

• Built 2020
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.6% in Wolf Lake — 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 60/100 on livability (#594 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Oakridge Public Schools (suburban): math 17% / reading 40% proficiency, ranked #389 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 37% of the median local income ($49k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.67% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $59,900
• List price: $89,900
• Delta: 50.08%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Taffy Ln #602	0.18mi	3/2.0	1,565 (-0%)	3mo	$79,900	$51	88
96 Raven Lakes Dr	0.46mi	3/2.0	1,716 (+9%)	7mo	$230,000	$134	57
609 Carr Rd	0.48mi	3/2.0	1,336 (-15%)	4mo	$51,600	$39	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.16×
• Total profit: $29,268
• Equity at exit: $13,404

10-year hold

• IRR: 36.9%
• Equity multiple: 5.28×
• Total profit: $107,861
• Equity at exit: $7,773

Cash invested: $25,172 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $563

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Courtland Ln Muskegon, MI	3.0	2.0	1223	$1,414	$1.16	2d	1	0.37mi
4505 E Apple Ave Muskegon, MI	3.0	1.0	1410	$1,550	$1.10	43d	1	1.05mi

Listing history 24 events

1. 2026-06-19
   days on market $89,900 Active 78 DOM
2. 2026-06-18
   days on market $89,900 Active 77 DOM
3. 2026-06-17
   days on market $89,900 Active 76 DOM
4. 2026-06-16
   days on market $89,900 Active 75 DOM
5. 2026-06-15
   days on market $89,900 Active 74 DOM
6. 2026-06-14
   days on market $89,900 Active 72 DOM
7. 2026-06-13
   days on market $89,900 Active 71 DOM
8. 2026-06-10
   days on market $89,900 Active 69 DOM
9. 2026-06-09
   days on market $89,900 Active 68 DOM
10. 2026-06-08
    days on market $89,900 Active 67 DOM
11. 2026-06-07
    days on market $89,900 Active 66 DOM
12. 2026-06-02
    days on market $89,900 Active 61 DOM
13. 2026-06-01
    days on market $89,900 Active 60 DOM
14. 2026-05-31
    days on market $89,900 Active 59 DOM
15. 2026-05-30
    days on market $89,900 Active 58 DOM
16. 2026-05-07
    price $89,900 605-char remark

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

17. 2026-05-06
    price $89,900 605-char remark

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

18. 2026-05-06
    price $89,900

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

19. 2026-04-23
    price $92,500 605-char remark

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

20. 2026-04-22
    price $92,500 605-char remark

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

21. 2026-04-22
    price $92,500

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

22. 2026-04-02
    listed $95,000 Active 605-char remark

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

23. 2026-04-02
    listed $95,000 Active 605-char remark

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

24. 2026-04-02
    listed $95,000 Active

    Show marketing remark (605 chars)

    Move right into this 2020 Clayton double wide in Apple Carr Village! This bright, open-concept 3-bedroom, 2-bath home features fresh paint and new carpet throughout. The spacious primary suite boasts a large walk-in closet with built-ins and a convenient bench. Extra storage is available with a shed on the property. Enjoy affordable living with lot rent of $583/month, including trash service, and a vibrant community with amenities like a gym, swimming pool, and clubhouse. Perfectly located on the same road as a park for outdoor fun. A comfortable, move-in ready home in a friendly, active community!

ⓘ 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: $17,996
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,615
• Taxable income: $5,668
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $5,401/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 · 11 photos

Good 80/100 Cosmetic rehab

This 2020 Clayton double-wide mobile home is in excellent condition with fresh paint, new appliances, and a well-maintained exterior. It's move-in ready and perfect for both renters and buyers.

Value-add opportunities

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both upgrading appliances — Modern appliances can attract more renters and buyers
• Both landscaping — A well-maintained yard can increase curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both upgrading appliances — Modern appliances can attract more renters and buyers ↑
• Both landscaping — A well-maintained yard can increase curb appeal and property value ↑

ⓘ 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: Oakridge Public Schools
• NCES district ID: 2626220
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $41,553
• Composite: 24.06/100
• National rank: #7762
• State rank: #389 of 540 in MI

Livability — Wolf Lake

• Score: 60/100
• State rank: #594
• US rank: #19391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolf Lake, MI
• County: Muskegon County · 107,917 people
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• Metro: Muskegon, 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

-5.4% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $89,900 REALCOMP
• 2026-05-06 Price Changed $89,900 SW Michigan MLS
• 2026-04-23 Price Changed $92,500 MiRealSource-MiMLS
• 2026-04-22 Price Changed $92,500 REALCOMP
• 2026-04-22 Price Changed $92,500 SW Michigan MLS
• 2026-04-02 Listed $95,000 SW Michigan MLS
• 2026-04-02 Listed $95,000 REALCOMP
• 2026-04-02 Listed $95,000 MiRealSource-MiMLS