6815 Vinewood Ave NE · Northview, MI 49306

$114,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 240 Days on market

Built 2025 Excellent condition $101/sqft · 52% above area $590/mo HOA · 31% 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 +19.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into homeownership with this stunning, brand-new 3-bedroom, 2-bathroom home, designed for modern living. From the moment you walk through the front door, you'll be welcomed by stylish, high-quality finishes and a thoughtfully designed layout that maximizes both comfort and functionality. The heart of the home is the spacious kitchen, featuring a large island, sleek stainless-steel appliances, and plenty of storage-perfect for cooking, entertaining, and making memories. The master suite is a true retreat, complete with two expansive walk-in closets and a private bathroom with his-and-her sinks for added convenience. On the other side of the home, two additional bedrooms share a full bath, offering privacy and flexibility for family or guests. This home includes a high-quality matching 8'x8' shed for outside storage, central A/C and an Ecobee smart thermostat. For peace of mind, all our new homes also include a 30-day cosmetic warranty, and a 1-year limited structural and appliance warranty. Our community offers a variety of amenities to enhance your lifestyle. Take a refreshing dip in the pool on hot summer days or let the kids enjoy the splash pad for some water fun. The playground is a great place for children to burn off energy and make new friends, while the basketball court provides an opportunity for friendly competition. For those who enjoy staying active, our fitness center is equipped with state-of-the-art equipment, allowing you to maintain your workout routin

Key facts

• Refreshing pool
• Spacious kitchen
• Central a/c

Tags

• SPACIOUS KITCHEN
• LARGE ISLAND
• STAINLESS-STEEL APPLIANCES
• CENTRAL A/C
• ECOBEE SMART THERMOSTAT
• REFRESHING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Comstock Park Public Schools (suburban): math 34% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $794 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.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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: 1.66% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $75,384
• List price: $114,900
• Delta: 52.42%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7300 Maize Dr NE	0.20mi	3/2.0	1,156 (+1%)	8mo	$94,000	$81	82
6875 Vinewood Ave NE	0.13mi	2/1.0 (-1)	1,204 (+6%)	3mo	$19,000	$16	73
1464 Red Oak Ln	0.39mi	3/2.0	1,120 (-2%)	11mo	$84,000	$75	70
6869 Vinewood Ave NE	0.10mi	3/2.0	1,280 (+12%)	12mo	$104,000	$81	65
7391 Maple Ln NE	0.48mi	3/2.0	1,216 (+7%)	3mo	$130,000	$107	64
7381 Woods Edge Dr NE	0.55mi	3/2.0	1,042 (-9%)	13mo	$85,000	$82	49
7289 Old Hickory Dr NE	0.47mi	3/2.0	1,000 (-12%)	12mo	$93,500	$94	47
7356 Old Hickory Dr NE	0.53mi	2/1.0 (-1)	980 (-14%)	6mo	$50,000	$51	38

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-10,633
• Equity at exit: $17,132

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,110
• Equity at exit: $9,934

Cash invested: $32,172 (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 49306

• Active inventory: 65
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$590
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $119

Break-even live

Break-even rent $1,752

Max offer price $114,900

Occupancy floor 89%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Post Dr NE Apt 103 Belmont, MI	2.0	2.0	1032	$2,000	$1.94	2d	1	0.21mi
1303 Post Dr NE Apt 201 Belmont, MI	2.0	1.0	1009	$1,800	$1.78	2d	1	0.23mi
1303 Post Dr NE Unit 202 Belmont, MI	2.0	2.0	1180	$1,900	$1.61	18d	1	0.23mi

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: waterpoolgym

Listing history 1 events

1. 2025-09-30
   listed $114,900 Active 1498-char remark

   Show marketing remark (1498 chars)

   Step into homeownership with this stunning, brand-new 3-bedroom, 2-bathroom home, designed for modern living. From the moment you walk through the front door, you'll be welcomed by stylish, high-quality finishes and a thoughtfully designed layout that maximizes both comfort and functionality. The heart of the home is the spacious kitchen, featuring a large island, sleek stainless-steel appliances, and plenty of storage-perfect for cooking, entertaining, and making memories. The master suite is a true retreat, complete with two expansive walk-in closets and a private bathroom with his-and-her sinks for added convenience. On the other side of the home, two additional bedrooms share a full bath, offering privacy and flexibility for family or guests. This home includes a high-quality matching 8'x8' shed for outside storage, central A/C and an Ecobee smart thermostat. For peace of mind, all our new homes also include a 30-day cosmetic warranty, and a 1-year limited structural and appliance warranty. Our community offers a variety of amenities to enhance your lifestyle. Take a refreshing dip in the pool on hot summer days or let the kids enjoy the splash pad for some water fun. The playground is a great place for children to burn off energy and make new friends, while the basketball court provides an opportunity for friendly competition. For those who enjoy staying active, our fitness center is equipped with state-of-the-art equipment, allowing you to maintain your workout routin

ⓘ 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: $22,835
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$7,080
• − Depreciation: −$3,343
• Taxable income: $25
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $1,425/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

Excellent 95/100 None rehab

This modern, move-in-ready manufactured home offers a stylish and functional living space with top-notch finishes and smart home integration, making it an excellent investment for both resale and rental.

Value-add opportunities

• Both Smart home integration — Enhances convenience and adds modern appeal.
• Both Smart security system — Improves safety and adds modern appeal.
• Both Smart lighting — Enhances energy efficiency and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home integration — Enhances convenience and adds modern appeal. ↑
• Both Smart security system — Improves safety and adds modern appeal. ↑
• Both Smart lighting — Enhances energy efficiency and adds modern appeal. ↑

ⓘ 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: Comstock Park Public Schools
• NCES district ID: 2610620
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $47,725
• Composite: 34.23/100
• National rank: #5259
• State rank: #208 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

1 event — show timeline

• 2025-09-30 Listed $114,900 Zillow