2762 Regina St SW #338 · Wyoming, MI 49519

$105,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 65 Days on market

Built 2017 Good condition $91/sqft · 17% above area Est $90k · 17% over ↓ 4% 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
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

Key facts

• Built 2017
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.8% in Wyoming — 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 77/100 on livability (#126 in MI, #3,095 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Grandville Public Schools (suburban): math 49% / reading 61% proficiency, ranked #70 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+10.5%/yr); 92 active listings in the ZIP; 4 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).
• This rent runs 37% of the median local income ($74k/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 $726 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 + 8.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 D-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. 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.46%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $90,000
• List price: $105,000
• Delta: 16.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4743 Quebec Ave SW	0.07mi	3/2.0	1,056 (-8%)	2mo	$90,000	$85	82

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: 47.1%
• Equity multiple: 3.20×
• Total profit: $64,545
• Equity at exit: $15,656

10-year hold

• IRR: 54.9%
• Equity multiple: 7.83×
• Total profit: $200,949
• Equity at exit: $9,078

Cash invested: $29,400 (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 49519

• Rents YoY: 10.5%
• Active inventory: 92
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,089

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 48%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4528 Halifax Ave SW Wyoming, MI	3.0–4.0	1.0–2.0	1360	$1,549	$1.14	3d	1	0.31mi
4702 Rivertown Commons Dr SW Grandville, MI	1.0–3.0	1.0–2.0	981	$2,503	$2.55	3d	54	0.51mi
6219 S Saint SW Grandville, MI	1.0–3.0	1.0–3.5	1349	$3,305	$2.45	3d	18	1.31mi
1933 Iowa St SW Wyoming, MI	3.0	1.0	1200	$1,695	$1.41	3d	1	1.39mi

Listing history 45 events

1. 2026-06-18
   days on market $105,000 Active 65 DOM
2. 2026-06-17
   days on market $105,000 Active 64 DOM
3. 2026-06-16
   pricedays on market $105,000 Active 63 DOM
4. 2026-06-15
   price $109,900 Active 62 DOM
5. 2026-06-15
   days on market $105,000 Active 62 DOM
6. 2026-06-14
   days on market $105,000 Active 60 DOM
7. 2026-06-13
   days on market $105,000 Active 59 DOM
8. 2026-06-10
   days on market $105,000 Active 57 DOM
9. 2026-06-09
   days on market $105,000 Active 56 DOM
10. 2026-06-09
    price $105,000 Active 55 DOM
11. 2026-06-08
    days on market $109,900 Active 55 DOM
12. 2026-06-07
    days on market $109,900 Active 54 DOM
13. 2026-06-05
    days on market $109,900 Active 51 DOM
14. 2026-06-03
    days on market $109,900 Active 50 DOM
15. 2026-06-03
    days on market $109,900 Active 49 DOM
16. 2026-06-01
    days on market $109,900 Active 48 DOM
17. 2026-05-31
    days on market $109,900 Active 47 DOM
18. 2026-05-04
    price $109,900 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

19. 2026-05-04
    price $109,900 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

20. 2026-05-04
    price $109,900

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

21. 2026-04-29
    price $115,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

22. 2026-04-28
    price $115,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

23. 2026-04-28
    price $115,000

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

24. 2026-04-27
    price $125,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

25. 2026-04-27
    price $125,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

26. 2026-04-27
    price $125,000

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

27. 2026-04-21
    price $115,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

28. 2026-04-21
    price $125,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

29. 2026-04-21
    price $115,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

30. 2026-04-21
    price $115,000

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

31. 2026-04-21
    price $125,000 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

32. 2026-04-21
    price $125,000

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

33. 2026-04-17
    status Active 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

34. 2026-04-17
    status Active 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

35. 2026-04-17
    status Active

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

36. 2026-04-14
    historical

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

37. 2026-04-14
    historical 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

38. 2026-04-14
    historical 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

39. 2026-04-11
    listed $112,500 Active 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

40. 2026-04-11
    listed $112,500 Active 338-char remark

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

41. 2026-04-11
    listed $112,500 Active

    Show marketing remark (338 chars)

    Move-in ready 3bed/2bath manufactured home in Wyoming, MI for just $100,000! Built in 2017, featuring fresh paint, new flooring, and all appliances included (fridge, stove, washer and dryer). Enjoy community amenities including a pool, gym, and park. Park approval required to purchase. Financing available through parks preferred lender.

42. 2026-04-08
    historical
43. 2026-04-08
    historical
44. 2026-04-03
    listed $115,000 Active
45. 2026-04-03
    listed $115,000 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: $27,570
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$3,055
• Taxable income: $12,122
• Est. tax owed @ 24.0%: −$2,909
• After-tax cash flow: $10,163/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in Wyoming, MI is in good condition with fresh paint, new flooring, and all appliances included. It offers a good investment opportunity with potential for value increase through minor exterior updates and flooring replacement.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the shower curtain in the master bathroom — A new shower curtain can improve the rental appeal and make the bathroom more inviting.
• Both Replace the flooring in the living room — New flooring can improve the overall look and feel of the home, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the shower curtain in the master bathroom — A new shower curtain can improve the rental appeal and make the bathroom more inviting. ↑
• Both Replace the flooring in the living room — New flooring can improve the overall look and feel of the home, increasing both resale and rental 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: Grandville Public Schools
• NCES district ID: 2616470
• Math proficiency: 49% ▼ -5.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $58,935
• Composite: 47.74/100
• National rank: #2234
• State rank: #70 of 540 in MI

Livability — Wyoming

• Score: 77/100
• State rank: #126
• US rank: #3095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyoming, MI
• County: Kent County · 533,805 people
• City population: 56,117
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 27,965
• Household income: $73,762
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 847.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 14% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Iranian 18% Romanian 5% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 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: ▼ -244.17%
• Current HPI: 274.6556
• Rent YoY: ▲ 10.46%
• 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

-4.4% since first listed

28 events — show timeline

• 2026-05-04 Price Changed $109,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $109,900 REALCOMP
• 2026-05-04 Price Changed $109,900 SW Michigan MLS
• 2026-04-29 Price Changed $115,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $115,000 REALCOMP
• 2026-04-28 Price Changed $115,000 SW Michigan MLS
• 2026-04-27 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $125,000 REALCOMP
• 2026-04-27 Price Changed $125,000 SW Michigan MLS
• 2026-04-21 Price Changed $115,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $115,000 REALCOMP
• 2026-04-21 Price Changed $115,000 SW Michigan MLS
• 2026-04-21 Price Changed $125,000 REALCOMP
• 2026-04-21 Price Changed $125,000 SW Michigan MLS
• 2026-04-17 Relisted — REALCOMP
• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — SW Michigan MLS
• 2026-04-14 Listing Removed — SW Michigan MLS
• 2026-04-14 Listing Removed — REALCOMP
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-04-11 Listed $112,500 REALCOMP
• 2026-04-11 Listed $112,500 SW Michigan MLS
• 2026-04-11 Listed $112,500 MiRealSource-MiMLS
• 2026-04-08 Listing Removed — REALCOMP
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Listed $115,000 REALCOMP
• 2026-04-03 Listed $115,000 MiRealSource-MiMLS