7225 Equine Ln SE · Kentwood, MI 49316

$120,000

3 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 3 Days on market

Built 1997 $831/mo HOA · 36% 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 +21.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom double-wide in Caledonia's Country Meadows Village packs 1,612 square feet of comfortable living space into a smart, accessible floor plan. The split bedroom layout gives the primary suite its own privacy, while two full bathrooms keep mornings running smoothly. Out back, a large deck with scenic, unobstructed views makes for an easy favorite spot year-round. A two-stall garage adds storage and parking. Country Meadows Village offers a pool, basketball courts, and a pet-friendly environment -- all just minutes from Caledonia shopping, dining, and schools. Schedule your showing today!

Key facts

• Large deck
• Two stall garage
• Pool

Tags

• LARGE DECK
• SCENIC UNOBSTRUCTED VIEWS
• TWO STALL GARAGE
• POOL
• BASKETBALL COURTS
• PET FRIENDLY ENVIRONMENT

Property features AI

Finance

• Other: Directions: Take exit 15 from M-6 West, continue on M-37 S. Take Kraft Ave SE to 76th St and head west to Pinto Dr.
• HOA & community: Monthly association ($831) includes trash; Community clubhouse, fitness center, playground, pool; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Home design: Ranch style; Residential property; Built in 1997
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 9 total rooms; Fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 8.2% vs local median 3.7% in Kentwood — 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 (#191 in MI, #4,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: commute C-, crime D, amenities F.
• Caledonia Community Schools (suburban): math 58% / reading 68% proficiency, ranked #26 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 253 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $120,000

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 1.95% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $372,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5549 Mammoth Dr SE	0.28mi	3/2.0	1,603 (-1%)	1mo	$429,900	$268	82
5576 Mammoth Dr SE	0.28mi	3/2.0	1,527 (-5%)	2mo	$416,285	$273	72
7460 Traditional Ct	0.60mi	3/2.0	1,604 (-0%)	1mo	$379,900	$237	66
7445 Traditional Ct SE	0.58mi	3/2.0	1,604 (-0%)	4mo	$369,900	$231	65
7429 Traditional Ct SE	0.59mi	3/2.0	1,604 (-0%)	3mo	$359,900	$224	65
7419 Traditional Ct SE	0.62mi	3/2.0	1,604 (-0%)	3mo	$364,900	$227	64
7428 Traditional Ct SE	0.63mi	3/2.0	1,604 (-0%)	2mo	$364,900	$227	64
7420 Traditional Ct SE	0.63mi	3/2.0	1,604 (-0%)	3mo	$364,900	$227	63
7493 Legend Ct SE	0.68mi	3/2.0	1,604 (-0%)	3mo	$369,000	$230	61
5582 Mammoth Dr SE	0.28mi	4/2.5 (+1)	1,830 (+14%)	1mo	$429,900	$235	53
5505 Mammoth Dr SE	0.28mi	4/2.5 (+1)	1,830 (+14%)	1mo	$429,900	$235	53
5480 Mammoth Dr SE	0.28mi	4/2.5 (+1)	1,830 (+14%)	4mo	$399,900	$219	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-6,937
• Equity at exit: $17,892

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $11,581
• Equity at exit: $10,375

Cash invested: $33,600 (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 49316

• Home prices YoY: -33.4%
• Active inventory: 253
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$831
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $188

Break-even live

Break-even rent $2,102

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7428 Traditional Ct SE Caledonia, MI	3.0	2.0	1551	$2,695	$1.74	14d	1	0.62mi

HOA detail

• Monthly dues: $831 · $9,972/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-15
   status $120,000 Pending 3 DOM
2. 2026-06-15
   days on market $120,000 Active 3 DOM
3. 2026-06-13
   remarks 617-char remark
4. 2026-06-13
   listed $120,000 Active 1 DOM

ⓘ 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: $28,073
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$9,972
• − Depreciation: −$3,491
• Taxable income: $996
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,015/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.

Schools (NCES district)

• District: Caledonia Community Schools
• NCES district ID: 2607620
• Math proficiency: 58% ▲ 2.00%
• Reading proficiency: 68% ▲ 1.00%
• Median HH income: $75,649
• Composite: 55.98/100
• National rank: #1196
• State rank: #26 of 540 in MI

Livability — Kentwood

• Score: 74/100
• State rank: #191
• US rank: #4892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 533,805 people
• City population: 130,591
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 26,427
• Household income: $103,238
• Rent vs Own: 10.1% rent · 89.9% own
• Severe rent burden: 96.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 21% Romanian 7% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 2% Vietnamese 2% Chinese 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: ▼ -117.75%
• Current HPI: 235.3555
• 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

2 events — show timeline

• 2026-06-11 Listed $120,000 MiRealSource-MiMLS
• 2026-06-11 Listed $120,000 SW Michigan MLS

Property tax history

+1.5%/yr

Latest (2025): $87 · -0.6% YoY. Source: county tax records.