1480 Red Oak Ln NE · Northview, MI 49306

$119,900

3 bd · 2.0 ba · 1,430 sqft · SingleFamily · 4 Days on market

Built 2019 Good condition $84/sqft · 68% below area $590/mo HOA · 31% of rent ↓ 10% since listing

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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 +17.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

Key facts

• Fitness center
• Clubhouse
• Spacious kitchen

Tags

• ACCESS TO A POOL
• CLUBHOUSE
• FITNESS CENTER
• PLAYGROUND
• SPACIOUS KITCHEN
• LARGE ISLAND

Property features AI

Finance

• HOA & community: Community clubhouse; Community fitness center; Playground; Community pool; Monthly association fee; Association fee covers trash and snow removal

Exterior

• Utilities: Public water; Natural gas connected; Natural gas water heater
• Home design: Ranch style; Residential property
• Construction: Built in 2019; Vinyl siding; Shingle roof
• Exterior features: Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom; Second bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Total of 8 rooms; Basement is slab
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $82 ($987/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 7.1% 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 $829 of loan paydown is wiped out by about $4k 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

• Only 4 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.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $119,900

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. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 5.3

CMA / ARV

• ARV (median comp): $375,439
• List price: $119,900
• Delta: -68.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Red Oak Ln	0.08mi	3/2.0	1,512 (+6%)	22mo	$130,000	$86	68
6910 Vinewood Ave	0.48mi	3/2.0	1,512 (+6%)	14mo	$132,000	$87	56
6915 Vinewood	0.50mi	3/2.0	1,232 (-14%)	22mo	$99,500	$81	35

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-13,799
• Equity at exit: $17,877

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-3,680
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$590
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $82

Break-even live

Break-even rent $1,796

Max offer price $119,900

Occupancy floor 91%

Sensitivity live

Price	-10% $165	-5% $124	+0% $82	+5% $41	+10% $-1
Rent	-10% $-68	-5% $7	+0% $82	+5% $157	+10% $232
Rate	-1.0pp $143	-0.5pp $113	base $82	+0.5pp $51	+1.0pp $20

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 Post Dr NE Unit 202 Belmont, MI	2.0	2.0	1180	$1,900	$1.61	19d	1	0.19mi
1303 Post Dr NE Apt 201 Belmont, MI	2.0	1.0	1009	$1,800	$1.78	3d	1	0.19mi
1309 Post Dr NE Apt 103 Belmont, MI	2.0	2.0	1032	$2,000	$1.94	3d	1	0.19mi

HOA detail

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

Listing history 18 events

1. 2026-05-05
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

2. 2026-05-05
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

3. 2026-05-05
   status Pending

   Show marketing remark (996 chars)

   Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

4. 2026-05-01
   listed $119,900 Active 996-char remark

   Show marketing remark (996 chars)

   Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

5. 2026-05-01
   listed $119,900 Active 996-char remark

   Show marketing remark (996 chars)

   Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

6. 2026-05-01
   listed $119,900 Active

   Show marketing remark (996 chars)

   Welcome to easy, comfortable living in Northern Estates! Ideally located just minutes from US-131 and only 10 minutes from Grand Rapids, this well-maintained home offers both convenience and community, with access to a pool, clubhouse, fitness center, and playground. Step inside to a bright, open floor plan designed for everyday living and entertaining. The spacious kitchen is a standout feature, complete with a large island, updated lighting, and newer stainless steel appliances--including a chef-style stove--making it the perfect place to gather. The home offers 3 bedrooms and 2 full baths, including a private primary suite with a walk-in closet and its own full bath. Recent updates such as newer carpet, lighting, stove, and washer/dryer add to the move-in-ready appeal. Outside, enjoy an outdoor living space along with a shed equipped with electricity. If you're looking for an affordable, updated home in a great location with fantastic community amenities, this one is a must-see!

7. 2024-10-21
   soldstatus $120,000 Sold
8. 2024-10-21
   soldstatus $120,000 Closed
9. 2024-10-21
   soldstatus $120,000 Sold
10. 2024-10-12
    status Pending
11. 2024-10-12
    status Pending
12. 2024-10-12
    status Pending
13. 2024-10-03
    price $125,000
14. 2024-10-03
    price $125,000
15. 2024-10-02
    price $125,000
16. 2024-08-25
    listed $130,000 Active
17. 2024-08-25
    listed $130,000 Active
18. 2024-08-25
    listed $130,000 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: $22,798
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$7,080
• − Depreciation: −$3,488
• Taxable loss: −$532
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,115/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 well-maintained, updated single-family home in Northview, MI, offers a good condition with a good rehab level. It is move-in ready with minor cosmetic updates needed for increased curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace outdoor light fixtures — Improves curb appeal and safety
• Both Replace outdoor carpet with wood or composite deck — Improves curb appeal and functionality
• Rental Replace outdoor light fixtures — Improves safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace outdoor light fixtures — Improves curb appeal and safety ↑
• Both Replace outdoor carpet with wood or composite deck — Improves curb appeal and functionality ↑
• Rental Replace outdoor light fixtures — Improves safety and curb 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

-9.6% since first listed

21 events — show timeline

• 2026-06-05 Sold (MLS) $117,500 REALCOMP
• 2026-06-05 Sold (MLS) $117,500 MiRealSource-MiMLS
• 2026-06-05 Sold (MLS) $117,500 SW Michigan MLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — SW Michigan MLS
• 2026-05-01 Listed $119,900 REALCOMP
• 2026-05-01 Listed $119,900 MiRealSource-MiMLS
• 2026-05-01 Listed $119,900 SW Michigan MLS
• 2024-10-21 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2024-10-21 Sold (MLS) $120,000 SW Michigan MLS
• 2024-10-21 Sold (MLS) $120,000 REALCOMP
• 2024-10-12 Pending — REALCOMP
• 2024-10-12 Pending — MiRealSource-MiMLS
• 2024-10-12 Pending — SW Michigan MLS
• 2024-10-03 Price Changed $125,000 MiRealSource-MiMLS
• 2024-10-03 Price Changed $125,000 REALCOMP
• 2024-10-02 Price Changed $125,000 SW Michigan MLS
• 2024-08-25 Listed $130,000 MiRealSource-MiMLS
• 2024-08-25 Listed $130,000 SW Michigan MLS
• 2024-08-25 Listed $130,000 REALCOMP