411 Woodview Dr · Greenville, MI 48838

$57,900

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 14 Days on market

Built 1995 Average condition $550/mo HOA · 41% 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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What will you love the most about this home? The quiet peaceful setting, Or that you can always rest at ease knowing you will always have power having a Generac Generator. This cute 2 bedroom and 2 full bath located in Creekview estates is the one for you! It has an open floor plan with the Kitchen having all newer appliances and cabinets galore. Water heater and furnace are 5 years old. Primary Bedroom has a walk in closet. The carport, deck, and ramp is a plus and wonderful for protecting you from all the elements of Michigan weather seasons. Call now to set up a showing

Key facts

• Generac generator
• Open floor plan
• Newer appliances

Tags

• GENERAC GENERATOR
• OPEN FLOOR PLAN
• NEWER APPLIANCES
• WALK IN CLOSET
• CARPORT
• DECK

Property features AI

Finance

• HOA & community: Monthly association fee of $550 covering trash; Property is part of an association

Exterior

• Parking: Carport (no attached garage)
• Utilities: Public water
• Home design: Ranch style; Built in 1995; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Seven total rooms; Ramped and covered entrance with accessible ramp
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 8.7% vs local median 4.2% in Greenville — 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 (#426 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Greenville Public Schools (town): math 35% / reading 52% proficiency, ranked #167 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 193 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $400 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $57,900

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 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?
4. Crime grade is F 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: 2.33% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 3.6

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-1,521
• Equity at exit: $8,633

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $9,792
• Equity at exit: $5,006

Cash invested: $16,212 (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 48838

• Home prices YoY: -30.2%
• Active inventory: 193
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $868/yr
• Insurance: −$24
• HOA: −$550
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $118

Break-even live

Break-even rent $1,203

Max offer price $57,900

Occupancy floor 86%

Sensitivity live

Price	-10% $158	-5% $138	+0% $118	+5% $98	+10% $78
Rent	-10% $11	-5% $64	+0% $118	+5% $171	+10% $225
Rate	-1.0pp $147	-0.5pp $133	base $118	+0.5pp $103	+1.0pp $88

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 E Washington St Unit 1 Greenville, MI	2.0	2.0	1024	$1,425	$1.39	3d	1	0.54mi
914 E Oak St Apt 7 Greenville, MI	2.0	1.0	797	$1,000	$1.25	45d	1	0.62mi
305 E Grove St Unit 1 Greenville, MI	2.0	1.0	800	$1,095	$1.37	3d	1	0.68mi
305 E Grove St Unit 1 Greenville, MI	2.0	1.0	800	$1,095	$1.37	11d	1	0.68mi
102 1/2 S Lafayette St Unit 4 Greenville, MI	1.0	1.0	700	$975	$1.39	3d	1	0.84mi
720 N Lafayette St Unit 2 Greenville, MI	2.0	1.0	900	$1,400	$1.56	3d	1	0.84mi
212 E Grant St Unit 2 Greenville, MI	1.0	1.0	750	$925	$1.23	3d	1	0.98mi
212 E Grant St Unit 2 Greenville, MI	1.0	1.0	750	$925	$1.23	11d	1	0.98mi
804 S Clay St Greenville, MI	2.0	1.0	900	$1,300	$1.44	11d	1	1.01mi

HOA detail

• Monthly dues: $550 · $6,600/yr
• Likely covers: water

Listing history 8 events

1. 2026-06-07
   statusdays on market $57,900 Pending 14 DOM
2. 2026-06-03
   days on market $57,900 Active 12 DOM
3. 2026-06-03
   pricedays on market $57,900 Active 11 DOM
4. 2026-06-01
   days on market $67,900 Active 10 DOM
5. 2026-05-31
   days on market $67,900 Active 9 DOM
6. 2026-05-22
   listed $67,900 Active

   Show marketing remark (579 chars)

   What will you love the most about this home? The quiet peaceful setting, Or that you can always rest at ease knowing you will always have power having a Generac Generator. This cute 2 bedroom and 2 full bath located in Creekview estates is the one for you! It has an open floor plan with the Kitchen having all newer appliances and cabinets galore. Water heater and furnace are 5 years old. Primary Bedroom has a walk in closet. The carport, deck, and ramp is a plus and wonderful for protecting you from all the elements of Michigan weather seasons. Call now to set up a showing

7. 2026-05-22
   listed $67,900 Active 580-char remark

   Show marketing remark (579 chars)

   What will you love the most about this home? The quiet peaceful setting, Or that you can always rest at ease knowing you will always have power having a Generac Generator. This cute 2 bedroom and 2 full bath located in Creekview estates is the one for you! It has an open floor plan with the Kitchen having all newer appliances and cabinets galore. Water heater and furnace are 5 years old. Primary Bedroom has a walk in closet. The carport, deck, and ramp is a plus and wonderful for protecting you from all the elements of Michigan weather seasons. Call now to set up a showing

8. 2026-05-22
   listed $67,900 Active 579-char remark

   Show marketing remark (579 chars)

   What will you love the most about this home? The quiet peaceful setting, Or that you can always rest at ease knowing you will always have power having a Generac Generator. This cute 2 bedroom and 2 full bath located in Creekview estates is the one for you! It has an open floor plan with the Kitchen having all newer appliances and cabinets galore. Water heater and furnace are 5 years old. Primary Bedroom has a walk in closet. The carport, deck, and ramp is a plus and wonderful for protecting you from all the elements of Michigan weather seasons. Call now to set up a showing

ⓘ 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: $16,222
• − Mortgage interest: −$3,243
• − Property taxes: −$868
• − Insurance: −$290
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − HOA: −$6,600
• − Depreciation: −$1,684
• Taxable income: $941
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $1,188/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 · 30 photos

Average 55/100 Moderate rehab

This home requires moderate updates to its exterior and interior, with a focus on appliances and paint. It has a good foundation and is move-in ready.

Repairs flagged

• Moderate Exterior siding — Weathered and may need repainting or replacement
• Minor Interior paint — Faded and could be refreshed

Value-add opportunities

• Both Replace dated appliances — Modern appliances would appeal to buyers and renters
• Both Paint interior walls — Fresh paint would improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and may need repainting or replacement	Moderate	$3,000–15,000
Interior paint · Faded and could be refreshed	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Replace dated appliances — Modern appliances would appeal to buyers and renters ↑
• Both Paint interior walls — Fresh paint would improve curb appeal and interior aesthetics ↑

ⓘ 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: Greenville Public Schools
• NCES district ID: 2617160
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $44,624
• Composite: 36.81/100
• National rank: #4566
• State rank: #167 of 540 in MI

Livability — Greenville

• Score: 66/100
• State rank: #426
• US rank: #11581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, MI
• County: Montcalm County · 18,212 people
• City population: 18,212
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 18,212
• Household income: $70,176
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 365.0

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.31%
• Current HPI: 249.996
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $67,900 MiRealSource-MiMLS
• 2026-05-22 Listed $67,900 REALCOMP
• 2026-05-22 Listed $67,900 SW Michigan MLS