27 Inca Dr SW · Byron, MI 49548

$59,900

3 bd · 2.0 ba · 980 sqft · SingleFamily · 2 Days on market

Built 1984 $600/mo HOA · 38% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why pay rent when you can own? Welcome to this well-maintained manufactured home located in the desirable Maplewood Mobile Home Park! Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers comfortable living with plenty of room for family, guests, or a home office. Centrally located with convenient access to shopping, dining, schools, and major roadways, you'll love the combination of affordability and convenience. The functional floor plan provides a bright and inviting living space, while the primary suite includes its own private full bathroom. Whether you're a first-time homebuyer, looking to downsize, or simply seeking an affordable housing option, this home is a fantastic opportunity to build equity instead of paying rent. Schedule your showing today and discover all that this Maplewood community home has to offer!

Key facts

• Built 1984
• Listed 2 days

Tags

• CONVENIENT ACCESS TO SHOPPING
• PRIVATE FULL BATHROOM
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• HOA & community: Monthly association fee of $600, includes trash

Exterior

• Utilities: Natural gas available and connected; Electricity available; Cable connected; High-speed internet available
• Home design: Ranch-style single-family residence; Built in 1984; 982 square feet living area
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Oven; Range; Refrigerator; Eat-in kitchen layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Eat-in kitchen; 3 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 10.9% vs local median 1.7% in Byron — 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 66/100 on livability (#410 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $59,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.62% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $228,340
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Inca Dr SW	0.00mi	3/2.0	980 (0%)	20mo	$40,000	$41	84
6620 Division St	0.13mi	3/1.0	1,056 (+8%)	12mo	$240,000	$227	67
69 Brownell St SE	0.54mi	2/1.0 (-1)	1,030 (+5%)	0mo	$240,000	$233	57
107 Gaines St SE	0.70mi	3/1.0	960 (-2%)	10mo	$276,000	$288	51
71 71st St SW	0.66mi	3/1.0	1,029 (+5%)	8mo	$270,000	$262	50
71 Jonquil St SW	0.64mi	2/1.0 (-1)	936 (-4%)	8mo	$223,000	$238	47
45 Fontenelle St SE	0.58mi	2/1.0 (-1)	904 (-8%)	6mo	$245,000	$271	45
74 Jonquil St SW	0.61mi	3/1.0	1,050 (+7%)	17mo	$217,000	$207	42
217 60th St SE	0.75mi	3/1.0	864 (-12%)	12mo	$200,000	$231	32

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $5,177
• Equity at exit: $8,931

10-year hold

• IRR: 17.5%
• Equity multiple: 2.48×
• Total profit: $24,762
• Equity at exit: $5,179

Cash invested: $16,772 (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 49548

• Active inventory: 109
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$600
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $228

Break-even live

Break-even rent $1,283

Max offer price $59,900

Occupancy floor 81%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 Division Ave S Grand Rapids, MI	2.0	1.0	784	$1,399	$1.78	10d	1	0.05mi
6471 Division Ave S Grand Rapids, MI	2.0	1.0	728	$1,399	$1.92	10d	1	0.11mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	3d	1	0.38mi
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	3d	1	0.48mi
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	21d	1	0.77mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 3 events

1. 2026-06-18
   days on market $59,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark

   Show marketing remark (846 chars)

   Why pay rent when you can own? Welcome to this well-maintained manufactured home located in the desirable Maplewood Mobile Home Park! Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers comfortable living with plenty of room for family, guests, or a home office. Centrally located with convenient access to shopping, dining, schools, and major roadways, you'll love the combination of affordability and convenience. The functional floor plan provides a bright and inviting living space, while the primary suite includes its own private full bathroom. Whether you're a first-time homebuyer, looking to downsize, or simply seeking an affordable housing option, this home is a fantastic opportunity to build equity instead of paying rent. Schedule your showing today and discover all that this Maplewood community home has to offer!

3. 2026-06-16
   listed $59,900 Active 1 DOM

   Show marketing remark (846 chars)

   Why pay rent when you can own? Welcome to this well-maintained manufactured home located in the desirable Maplewood Mobile Home Park! Featuring 3 spacious bedrooms and 2 full bathrooms, this home offers comfortable living with plenty of room for family, guests, or a home office. Centrally located with convenient access to shopping, dining, schools, and major roadways, you'll love the combination of affordability and convenience. The functional floor plan provides a bright and inviting living space, while the primary suite includes its own private full bathroom. Whether you're a first-time homebuyer, looking to downsize, or simply seeking an affordable housing option, this home is a fantastic opportunity to build equity instead of paying rent. Schedule your showing today and discover all that this Maplewood community home has to offer!

ⓘ 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: $18,858
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − HOA: −$7,200
• − Depreciation: −$1,743
• Taxable income: $2,345
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,168/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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Byron

• Score: 66/100
• State rank: #410
• US rank: #11251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutlerville, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,777
• Household income: $61,636
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 781.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 16% Black 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4%
• Common ancestry: Iranian 10% Romanian 4% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 14% Vietnamese 2% French/Haitian/Cajun 1%

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: ▼ -208.41%
• Current HPI: 325.8096
• Rent YoY: —
• 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

-0.2% since first listed

19 events — show timeline

• 2026-06-16 Listed $59,900 REALCOMP
• 2026-06-16 Listed $59,900 SW Michigan MLS
• 2026-06-16 Listed $59,900 MiRealSource-MiMLS
• 2024-11-01 Listing Removed — REALCOMP
• 2024-10-31 Sold (MLS) $40,000 SW Michigan MLS
• 2024-10-31 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2024-10-31 Sold (MLS) $40,000 REALCOMP
• 2024-10-26 Pending — MiRealSource-MiMLS
• 2024-10-26 Pending — REALCOMP
• 2024-10-26 Pending — SW Michigan MLS
• 2024-10-01 Price Changed $45,000 MiRealSource-MiMLS
• 2024-10-01 Price Changed $45,000 REALCOMP
• 2024-10-01 Price Changed $45,000 SW Michigan MLS
• 2024-09-15 Price Changed $55,000 MiRealSource-MiMLS
• 2024-09-15 Price Changed $55,000 REALCOMP
• 2024-09-15 Price Changed $55,000 SW Michigan MLS
• 2024-09-07 Listed $60,000 SW Michigan MLS
• 2024-09-07 Listed $60,000 MiRealSource-MiMLS
• 2024-09-07 Listed $60,000 REALCOMP