360 N Sword St SW · Byron, MI 49548

$20,000

2 bd · 1.0 ba · 1,260 sqft · Manufactured · 10 Days on market

Built 1970 $797/mo HOA · 53% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance to get into Cutler Estates at the right number. This 2-bedroom, 1-bathroom manufactured home needs some TLC, but the bones are there -- and the opportunity is real. The spacious kitchen has great potential for someone willing to put in the work. The deck and carport are already in place. And once you're done? You get to enjoy everything Cutler Estates has to offer -- pool, clubhouse, and a pet-friendly community that's tough to beat at this price.

Key facts

• Clubhouse
• Spacious kitchen
• Carport

Tags

• SPACIOUS KITCHEN
• DECK
• CARPORT
• POOL
• CLUBHOUSE
• PET-FRIENDLY COMMUNITY

Property features AI

Finance

• HOA & community: Monthly association fees; Community clubhouse; Community playground; Community pool; Community storage

Exterior

• Parking: Carport (no attached garage)
• Utilities: Public water
• Home design: Ranch-style residence; Built in 1970
• Construction: Vinyl siding
• Exterior features: Leased land

Interior

• Kitchen: Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 6 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 20.9% vs local median 1.7% in Byron — 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 (#410 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $138 of loan paydown is wiped out by about $600 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 + 3.0% rent growth), your $6k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 53% of rent.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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 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: 7.46% ✓
• Cap rate: 20.88%
• Cash-on-cash: 52.11%
• DSCR: 3.32
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $63,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 S Harewood Dr SW	0.36mi	3/2.0 (+1)	1,216 (-4%)	0mo	$31,700	$26	68
6518 Dagger Ave SW	0.21mi	3/2.0 (+1)	1,404 (+11%)	3mo	$69,900	$50	60
6516 Bayonet Ave SW	0.18mi	3/2.0 (+1)	1,088 (-14%)	10mo	$56,000	$51	52

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: 51.2%
• Equity multiple: 3.28×
• Total profit: $12,759
• Equity at exit: $2,982

10-year hold

• IRR: 57.0%
• Equity multiple: 6.92×
• Total profit: $33,135
• Equity at exit: $1,729

Cash invested: $5,600 (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 49548

• Active inventory: 109
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$797
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $243

Break-even live

Break-even rent $1,184

Max offer price $20,000

Occupancy floor 79%

Sensitivity live

Price	-10% $257	-5% $250	+0% $243	+5% $236	+10% $229
Rent	-10% $125	-5% $184	+0% $243	+5% $302	+10% $361
Rate	-1.0pp $253	-0.5pp $248	base $243	+0.5pp $238	+1.0pp $233

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6700 Creekstone Ln SW Grand Rapids, MI	2.0	1.0	1000	$1,285	$1.28	3d	1	0.30mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,339	$1.12	3d	1	0.45mi
7283 Division Ave S Grand Rapids, MI	3.0	2.0	1152	$1,514	$1.31	22d	1	0.87mi
545 68th St SE Grand Rapids, MI	3.0	2.5	1800	$2,400	$1.33	44d	1	1.18mi
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	11d	1	1.24mi

HOA detail

• Monthly dues: $797 · $9,564/yr
• Likely covers: pool

Listing history 9 events

1. 2026-06-18
   days on market $20,000 Active 10 DOM
2. 2026-06-17
   days on market $20,000 Active 9 DOM
3. 2026-06-16
   days on market $20,000 Active 8 DOM
4. 2026-06-15
   days on market $20,000 Active 7 DOM
5. 2026-06-14
   days on market $20,000 Active 5 DOM
6. 2026-06-13
   days on market $20,000 Active 4 DOM
7. 2026-06-10
   days on market $20,000 Active 2 DOM
8. 2026-06-09
   remarks 470-char remark
9. 2026-06-09
   listed $20,000 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: $17,900
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − HOA: −$9,564
• − Depreciation: −$582
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $2,109/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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Byron

• Score: 66/100
• State rank: #410
• US rank: #11251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cutlerville, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,777
• Household income: $61,636
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 781.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 16% Black 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4%
• Common ancestry: Iranian 10% Romanian 4% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 14% Vietnamese 2% French/Haitian/Cajun 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: ▼ -208.41%
• Current HPI: 325.8096
• 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

• 2026-06-08 Listed $20,000 MiRealSource-MiMLS
• 2026-06-08 Listed $20,000 REALCOMP
• 2026-06-08 Listed $20,000 SW Michigan MLS