5527 Goldfinch Dr NE · Northview, MI 49306

$90,000

3 bd · 2.0 ba · 1,647 sqft · Other · 174 Days on market

Built 2000 $729/mo HOA · 34% of rent ↓ 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

Key facts

• Bright kitchen
• Cozy dining area
• Double-wide home

Tags

• DOUBLE-WIDE HOME
• OPEN LAYOUT
• BRIGHT KITCHEN
• COZY DINING AREA
• PRIVATE BATH
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.2% in Northview — 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 79/100 on livability (#89 in MI, #2,011 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Rockford Public Schools (suburban): math 59% / reading 64% proficiency, ranked #28 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

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.
• 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.42% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 3.4

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $9,337
• Equity at exit: $13,419

10-year hold

• IRR: 18.8%
• Equity multiple: 2.60×
• Total profit: $40,266
• Equity at exit: $7,782

Cash invested: $25,200 (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 49306

• Active inventory: 65
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$729
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $368

Break-even live

Break-even rent $1,710

Max offer price $90,000

Occupancy floor 78%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6672 Pleasantview St NE Rockford, MI	4.0	1.0	1700	$2,200	$1.29	10d	1	1.43mi
6698 Pleasantview St NE Unit 6698 Rockford, MI	4.0	2.0	1800	$2,150	$1.19	43d	1	1.45mi

HOA detail

• Monthly dues: $729 · $8,748/yr

Listing history 18 events

1. 2026-05-05
   status Pending 673-char remark

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

2. 2026-05-05
   status Pending 673-char remark

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

3. 2026-05-05
   status Pending

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

4. 2026-04-28
   price $90,000 673-char remark

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

5. 2026-04-28
   price $90,000 673-char remark

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

6. 2026-04-28
   price $90,000

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

7. 2026-04-03
   price $105,000 673-char remark

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

8. 2026-04-02
   price $105,000 673-char remark

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

9. 2026-04-02
   price $105,000

   Show marketing remark (673 chars)

   Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

10. 2026-02-15
    price $110,000 673-char remark

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

11. 2026-02-14
    price $110,000 673-char remark

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

12. 2026-02-14
    price $110,000

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

13. 2025-12-02
    price $115,000 673-char remark

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

14. 2025-12-01
    price $115,000 673-char remark

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

15. 2025-12-01
    price $115,000

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

16. 2025-11-12
    listed $125,000 Active 673-char remark

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

17. 2025-11-12
    listed $125,000 Active 673-char remark

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

18. 2025-11-12
    listed $125,000 Active

    Show marketing remark (673 chars)

    Welcome to Leisure Village! This well-maintained double-wide home offers 3 bedrooms and 2 full baths in one of Belmont's most desirable 55+ communities. Enjoy an open and inviting layout featuring a spacious living room, bright kitchen with ample cabinetry, and a cozy dining area perfect for everyday living. The primary suite includes a private bath and generous closet space, while two additional bedrooms offer flexibility for guests or a home office. Outside, relax on the porch and appreciate the quiet, friendly neighborhood. Conveniently located near shopping, restaurants, and all the amenities of Northview and Rockford. Move-in ready and easy living at its best!

ⓘ 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: $26,111
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$8,748
• − Depreciation: −$2,618
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $3,522/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: Rockford Public Schools
• NCES district ID: 2630030
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $79,800
• Composite: 55.16/100
• National rank: #1276
• State rank: #28 of 540 in MI

Livability — Northview

• Score: 79/100
• State rank: #89
• US rank: #2011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,806

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: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Iranian 12% Romanian 12% Lithuanian 5%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -146.39%
• Current HPI: 246.3054
• 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

-28.0% since first listed

18 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — SW Michigan MLS
• 2026-04-28 Price Changed $90,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $90,000 REALCOMP
• 2026-04-28 Price Changed $90,000 SW Michigan MLS
• 2026-04-03 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-02 Price Changed $105,000 REALCOMP
• 2026-04-02 Price Changed $105,000 SW Michigan MLS
• 2026-02-15 Price Changed $110,000 MiRealSource-MiMLS
• 2026-02-14 Price Changed $110,000 REALCOMP
• 2026-02-14 Price Changed $110,000 SW Michigan MLS
• 2025-12-02 Price Changed $115,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $115,000 REALCOMP
• 2025-12-01 Price Changed $115,000 SW Michigan MLS
• 2025-11-12 Listed $125,000 REALCOMP
• 2025-11-12 Listed $125,000 SW Michigan MLS
• 2025-11-12 Listed $125,000 MiRealSource-MiMLS

Property tax history

-3.8%/yr

Latest (2025): $30 · -33.4% YoY. Source: county tax records.