3280 Devonwood Hls NE #6 · Northview, MI 49525

$169,900

2 bd · 2.0 ba · 846 sqft · Condo · 50 Days on market

Built 1986 Good condition $345/mo HOA · 19% of rent

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

Key facts

• $345 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, playground, and pet-friendly policy; Association fee covers water, sewer, trash, snow removal, and lawn/yard care

Exterior

• Parking: 1 garage space; Carport; No attached garage
• Utilities: Public water; Public sewer
• Home design: Ranch-style condominium; Living area about 846
• Construction: Built in 1986; Vinyl siding; Composition roof
• Exterior features: Paved road access; Approximately 18.94 acres lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Gas log fireplace; 7 total rooms
• Laundry & utility: Slab (no basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-80 ($-965/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (6.8% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $158k (6.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Northview Public Schools (suburban): math 32% / reading 50% proficiency, ranked #187 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 164 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Recommended offer $158,268 (6.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-33,848
• Equity at exit: $25,333

10-year hold

• IRR: -15.9%
• Equity multiple: 0.14×
• Total profit: $-40,895
• Equity at exit: $14,690

Cash invested: $47,572 (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 49525

• Rents YoY: 2.2%
• Active inventory: 164
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$345
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-80

Break-even live

Break-even rent $1,923

Max offer price $158,268

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-22	+0% $-80	+5% $-139	+10% $-198
Rent	-10% $-224	-5% $-152	+0% $-80	+5% $-8	+10% $63
Rate	-1.0pp $5	-0.5pp $-37	base $-80	+0.5pp $-124	+1.0pp $-169

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4388 Pine Ridge Pkwy NE Grand Rapids, MI	1.0–2.0	1.0	777	$1,573	$2.02	4d	1	0.40mi
5510 Grand River Dr NE Grand Rapids, MI	2.0	1.0	771	$1,445	$1.87	4d	1	0.41mi
4326 Pine Forest Blvd NE Ste 4 Grand Rapids, MI	1.0	1.5	956	$2,500	$2.62	20d	1	0.59mi
4310 Pine Forest Blvd NE Grand Rapids, MI	2.0	2.0	1007	$2,112	$2.10	4d	4	0.60mi
2625 Northvale Dr NE Grand Rapids, MI	2.0	1.0–1.5	688	$1,699	$2.47	4d	34	1.01mi
3240 Killian St Grand Rapids Twp, MI	1.0–3.0	1.0–2.0	1145	$2,402	$2.10	4d	13	1.43mi
3240 Killian St Grand Rapids Twp, MI	1.0–3.0	1.0–2.0	1143	$2,400	$2.10	45d	17	1.43mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-02
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

2. 2026-05-02
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

3. 2026-05-02
   status Pending

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

4. 2026-04-01
   status Active 722-char remark

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

5. 2026-04-01
   status Active 722-char remark

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

6. 2026-04-01
   status Active

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

7. 2026-03-21
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

8. 2026-03-21
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

9. 2026-03-21
   status Pending

   Show marketing remark (722 chars)

   Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

10. 2026-03-01
    listed $169,900 Active 722-char remark

    Show marketing remark (722 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

11. 2026-03-01
    listed $169,900 Active

    Show marketing remark (722 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

12. 2026-03-01
    listed $169,900 Active 722-char remark

    Show marketing remark (722 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

13. 2026-02-28
    historical $169,900 722-char remark

    Show marketing remark (722 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

14. 2026-02-28
    historical $169,900

    Show marketing remark (722 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in desirable Devonwood Hills within the Northview School District! This top-floor unit offers added privacy with no neighbors above you. The spacious living room features a cozy fireplace and a sliding door that leads to your private deck -- perfect for relaxing or entertaining. Enjoy a prime location just minutes from shopping, restaurants, and major highways for easy commuting. The association amenities include an in-ground pool and hot tub for your enjoyment. Additional highlights include: Covered carport space (#47) 2 cats allowed (no dogs permitted)Don't miss your opportunity to own this move-in ready condo -- schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,855
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$4,140
• − Depreciation: −$4,943
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $-91/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 · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath condo in Northview School District is in good condition with minor repairs needed. It offers a cozy fireplace, private deck, and covered carport, making it a great option for both resale and rental.

Repairs flagged

• Minor Carport — The carport appears to be in good condition with no visible signs of damage.
• Minor Deck — The deck appears to be in good condition with no visible signs of damage.

Value-add opportunities

• Resale Paint exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Landscaping — Maintaining and improving the landscaping can make the home more appealing to renters and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carport · The carport appears to be in good condition with no visible signs of damage.	Minor	$500–3,000
Deck · The deck appears to be in good condition with no visible signs of damage.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping — Maintaining and improving the landscaping can make the home more appealing to renters and increase its 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: Northview Public Schools
• NCES district ID: 2625950
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $54,645
• Composite: 35.7/100
• National rank: #4866
• State rank: #187 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

• Census place: Northview, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 30,887
• Household income: $94,037
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 396.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Iranian 16% Romanian 8% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 1% Other Asian/Pacific 1% 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: ▼ -195.79%
• Current HPI: 256.0731
• Rent YoY: ▲ 2.21%
• 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

14 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — SW Michigan MLS
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-04-01 Relisted — REALCOMP
• 2026-04-01 Relisted — SW Michigan MLS
• 2026-03-21 Pending — MiRealSource-MiMLS
• 2026-03-21 Pending — REALCOMP
• 2026-03-21 Pending — SW Michigan MLS
• 2026-03-01 Listed $169,900 REALCOMP
• 2026-03-01 Listed $169,900 SW Michigan MLS
• 2026-03-01 Listed $169,900 MiRealSource-MiMLS
• 2026-02-28 Coming Soon $169,900 MiRealSource-MiMLS
• 2026-02-28 Coming Soon $169,900 SW Michigan MLS