4636 Wolf River Dr NW #106 · Walker, MI
Flood risk No data
- FEMA flood zone
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- Chance of flooding over 30 yrs
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- Est. flood insurance / yr
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Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Condition / age +4.8/5.0
- Rent growth +4.5/5.0
- Schools +4.0/10.0
- Livability +3.7/5.0
- Appreciation +2.5/10.0
- Manufactured-home adj. -6.8
$61,600
4636 Wolf River Dr NW #106 · Walker, MI 49534
3 bd · 2.0 ba · 1,216 sqft · Manufactured
· 109 Days on market
Manufactured home
Built 2026
$51/sqft
· 19% below area
Est $76k · 19% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a basketball court, a library, and a swimming pool. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.
Key facts
- Swimming pool
- Basketball court
- Library
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $62k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $685 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $62k).
- Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
- Cap rate 19.6% vs local median 4.0% in Walker — 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 74/100 on livability (#188 in MI, #4,765 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, health & safety F.
- Kenowa Hills Public Schools (suburban): math 33% / reading 46% proficiency, ranked #205 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Kenowa Hills Middle School (math 28% / reading 44%, grade F, #269 of 493 statewide, top 56%, 623 students, 54% FRL).
- Market conditions: Rents rising fast (+7.9%/yr); 189 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $426 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 + 7.9% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- It's been on market 109 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$56,056
(9.0% below list)
Questions for the listing agent
- It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 2.28% ✓
- Cap rate
- 19.64%
- Cash-on-cash
- 47.67%
- DSCR
- 3.12
- GRM
- 3.7
CMA / ARV
- ARV (median comp)
- $76,149
- List price
- $61,600
- Delta
- -19.11%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1123 Marvin Ct NW Lot 46 | 0.22mi | 3/2.0 | 1,216 (0%) | 6mo | $75,000 | $62 | 85 |
| 4676 Gardens Blvd NW | 0.11mi | 3/2.0 | 1,210 (-0%) | 11mo | $58,000 | $48 | 85 |
| 4598 Gardens Blvd NW | 0.12mi | 3/2.0 | 1,293 (+6%) | 10mo | $94,900 | $73 | 76 |
| 1111 Marvin Ct NW | 0.20mi | 3/2.0 | 1,216 (0%) | 20mo | $82,500 | $68 | 74 |
| 135 Shapell Ln NW | 0.38mi | 3/2.0 | 1,371 (+13%) | 12mo | $90,000 | $66 | 51 |
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 · 7.87% rent growth · sell at horizon
5-year hold
- IRR
- 50.5%
- Equity multiple
- 3.37×
- Total profit
- $40,903
- Equity at exit
- $9,185
10-year hold
- IRR
- 57.9%
- Equity multiple
- 8.23×
- Total profit
- $124,699
- Equity at exit
- $5,326
Cash invested: $17,248 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 18 active · 2 under contract
- Months of supply
- 36.0 mo (3%/mo absorbed)
- Median asking
- $61,600 ($53/sqft)
- Median days on market
- 43 d
- This list price
- 44% of active listings are priced below it
- ARV vs active asking
- +17.8% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 49534
- Home prices YoY
- -28.4%
- Rents YoY
- 7.9%
- Active inventory
- 189
- Price-to-rent
- 3.7×
Monthly cashflow live
↻
- Estimated rent
- $1,406 high interval (Pro) →
- Mortgage (P&I)
- −$323
- Tax est. 1.5%
- −$77 /mo · $924/yr
- Insurance
- −$26
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$295
- Net cashflow
- $685
Break-even live
Break-even rent
$539
Max offer price
$61,600
Occupancy floor
46%
Sensitivity live
| Price | -10% $728 | -5% $706 | +0% $685 | +5% $664 | +10% $643 |
|---|---|---|---|---|---|
| Rent | -10% $574 | -5% $630 | +0% $685 | +5% $741 | +10% $796 |
| Rate | -1.0pp $716 | -0.5pp $701 | base $685 | +0.5pp $669 | +1.0pp $653 |
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
- $15,400
- Closing costs
- $1,848
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 5 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 11139 Mountain Ash Ave NW Grand Rapids, MI | 2.0 | 1.5 | 900 | $1,600 | $1.78 | 61d | 1 | 0.98mi |
| 217 Westown Dr NW Grand Rapids, MI | 1.0–2.0 | 1.0–2.0 | 906 | $1,972 | $2.18 | 0d | 9 | 1.01mi |
| 680 Lake Michigan Dr NW Unit O-682 Grand Rapids, MI | 2.0 | 1.0 | 900 | $1,275 | $1.42 | 139d | 1 | 1.18mi |
| 680 Lake Michigan Dr NW Unit O-680 Grand Rapids, MI | 2.0 | 1.0 | 900 | $1,375 | $1.53 | 61d | 1 | 1.18mi |
| 680 Lake Michigan Dr NW Unit O-686 Grand Rapids, MI | 2.0 | 1.0 | 900 | $1,375 | $1.53 | 92d | 1 | 1.18mi |
Property features AI
Finance
- Financial info
- List price $61,100
Exterior
- Utilities
- Natural gasCentral air
- Home design
- Spec construction (Plan 93798)Active listing
- Exterior features
- Unit at 4636 Wolf River Dr NW #106, Walker, MI 49534
Interior
- Bedrooms
- 3 bedrooms
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Natural gas heatingCentral air conditioning
- Interior features
- Living area approximately 1,216
Listing history 50 events
-
2026-09-05days on market $61,600 Active 109 DOM
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2026-09-04days on market $61,600 Active 108 DOM
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2026-09-03days on market $61,600 Active 107 DOM
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2026-08-31days on market $61,600 Active 104 DOM
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2026-08-30days on market $61,600 Active 103 DOM
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2026-08-29days on market $61,600 Active 102 DOM
-
2026-08-28days on market $61,600 Active 101 DOM
-
2026-08-27days on market $61,600 Active 100 DOM
-
2026-08-25days on market $61,600 Active 98 DOM
-
2026-08-24days on market $61,600 Active 97 DOM
-
2026-08-23days on market $61,600 Active 96 DOM
-
2026-08-22days on market $61,600 Active 95 DOM
-
2026-08-21days on market $61,600 Active 94 DOM
-
2026-08-20days on market $61,600 Active 93 DOM
-
2026-08-19days on market $61,600 Active 92 DOM
-
2026-08-18days on market $61,600 Active 91 DOM
-
2026-08-17days on market $61,600 Active 90 DOM
-
2026-08-16days on market $61,600 Active 89 DOM
-
2026-08-15days on market $61,600 Active 88 DOM
-
2026-08-15days on market $61,600 Active 87 DOM
-
2026-08-13days on market $61,600 Active 86 DOM
-
2026-08-12days on market $61,600 Active 85 DOM
-
2026-08-11days on market $61,600 Active 84 DOM
-
2026-08-10days on market $61,600 Active 83 DOM
-
2026-08-09days on market $61,600 Active 82 DOM
-
2026-08-08days on market $61,600 Active 81 DOM
-
2026-08-07days on market $61,600 Active 80 DOM
-
2026-08-06days on market $61,600 Active 79 DOM
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2026-08-05days on market $61,600 Active 78 DOM
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2026-08-04days on market $61,600 Active 77 DOM
-
2026-08-03days on market $61,600 Active 76 DOM
-
2026-07-31days on market $61,600 Active 73 DOM
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2026-07-30days on market $61,600 Active 71 DOM
-
2026-07-28days on market $61,600 Active 70 DOM
-
2026-07-26days on market $61,600 Active 68 DOM
-
2026-07-25days on market $61,600 Active 67 DOM
-
2026-07-24days on market $61,600 Active 66 DOM
-
2026-07-23days on market $61,600 Active 65 DOM
-
2026-07-22days on market $61,600 Active 64 DOM
-
2026-07-21days on market $61,600 Active 63 DOM
-
2026-07-18days on market $61,600 Active 60 DOM
-
2026-07-16days on market $61,600 Active 58 DOM
-
2026-07-16days on market $61,600 Active 57 DOM
-
2026-07-14days on market $61,600 Active 56 DOM
-
2026-07-13days on market $61,600 Active 55 DOM
-
2026-07-12days on market $61,600 Active 54 DOM
-
2026-07-11days on market $61,600 Active 53 DOM
-
2026-07-10days on market $61,600 Active 52 DOM
-
2026-07-09days on market $61,600 Active 51 DOM
-
2026-07-07days on market $61,600 Active 49 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,873
- − Mortgage interest
- −$3,451
- − Property taxes
- −$924
- − Insurance
- −$308
- − Repairs & maintenance
- −$1,350
- − Management
- −$1,350
- − Depreciation
- −$1,792
- Taxable income
- $7,699
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,848
- After-tax cash flow
- $6,374/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 · 10 photos
95/100
None rehab
This move-in-ready manufactured home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained living space, perfect for both resale and rental.
Value-add opportunities
- Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
- Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
- Both New flooring — Fresh flooring can improve the overall look and feel of the home ↑
F
Composite school gradezoned avg 40/100
Zoned Schools
Elementary
Zinser Elementary School
D-
MI #433/1,397
Nat'l #14,504/41,679
Middle
Kenowa Hills Middle School
F
MI #269/493
Nat'l #7,206/14,009
High
Kenowa Hills High School
F
MI #334/713
Nat'l #9,001/17,239
Schools (NCES district)
- District
- Kenowa Hills Public Schools
- NCES district ID
- 2620280
- Math proficiency
- 33% ▬ 0.00%
- Reading proficiency
- 46% ▼ -6.00%
- Median HH income
- $53,387
- Composite
- 34.36/100
- National rank
- #5221
- State rank
- #205 of 540 in MI
B
Composite livability gradescore 74/100
Livability — Walker
- Score
- 74/100
- State rank
- #188
- US rank
- #4765
Category grades
Amenities F
Commute C
Cost of living A+
Crime C+
Employment B+
Housing A+
Health & safety F
User ratings B
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Walker, MI
- County
- Kent County · 712,484 people
- City population
- 33,350
- Metro
- Grand Rapids-Kentwood, MI
- Population (ZIP)
- 23,719
- Household income
- $81,657
- Rent vs Own
- Severe rent burden
- 6% of renters
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% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
- Common ancestry
- Iranian 20% Romanian 12% Lithuanian 2%
- Foreign-born
- 4% · Canada, China
- Languages at home
- 95% English-only · Spanish 1% Other Indo-European 1% Tagalog/Filipino 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
- ▼ -107.59%
- Current HPI
- 270.866
- Rent YoY
- ▲ 7.87%
- 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 |
|
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| Automotive | 2 | $372B |
|
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| Chemicals | 1 | $45B |
|
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| Automotive Retail | 1 | $29B |
|
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| Healthcare / Medical Devices | 1 | $23B |
|
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| Automotive Technology | 1 | $20B |
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Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…