2658 Kitchener St SW #391 · Wyoming, MI 49519

$54,900

2 bd · 2.0 ba · 1,050 sqft · Manufactured · 104 Days on market

Manufactured home Built 2012 Good condition $52/sqft · 39% below area Est $90k · 39% under $755/mo HOA · 57% of rent ↓ 27% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +6.4/30.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +2.5/10.0
• DSCR +0.7/10.0
• Manufactured-home adj. -4.2

Listing remarks MLS

This manufactured home is located in a park and the transaction is subject to the park's approval of the buyer. Call Ferrands Estates for approval application at 616-538-9470. Located off of 44th Street in Wyoming. The Community features a swimming pool, playground, fitness center, clubhouse and much more. Near malls, stores, grocery, highway and more. Features two full baths.

Key facts

• Built 2012
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (25.0% below list).
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $41k (25.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#126 in MI, #3,095 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Grandville Public Schools (suburban): math 49% / reading 61% proficiency, ranked #70 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandville Middle School (math 44% / reading 69%, grade B, #70 of 493 statewide, top 14%, 830 students, 36% FRL).
• Market conditions: Rents rising fast (+10.5%/yr); 136 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $380 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.

Recommended offer $41,189 (25.0% 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 104 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.40% ✓
• Cap rate: 4.22%
• Cash-on-cash: -7.40%
• DSCR: 0.67
• GRM: 3.5

CMA / ARV

• ARV (median comp): $90,000
• List price: $54,900
• Delta: -39.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4743 Quebec Ave SW	0.15mi	3/2.0 (+1)	1,056 (+1%)	3mo	$90,000	$85	84
2541 Chassell St SW	0.14mi	3/1.5 (+1)	1,047 (-0%)	8mo	$295,000	$282	79
4881 Rapid River Ave Unit SW	1.08mi	2/2.0	1,066 (+2%)	4mo	$235,000	$220	60
4881 Rapid River Ave Unit SW	1.07mi	2/2.0	1,066 (+2%)	4mo	$235,000	$220	60
4866 Ausable River Dr SW	1.00mi	2/2.0	1,130 (+8%)	1mo	$245,000	$217	52
3509 Collingwood Ave SW	1.49mi	3/1.0 (+1)	1,040 (-1%)	4mo	$215,000	$207	51
3448 Stonegate Ln SW	1.49mi	2/2.0	1,275 (+21%)	4mo	$217,500	$171	36
4868 Ausable River Dr	1.09mi	3/2.0 (+1)	1,184 (+13%)	7mo	$240,000	$203	33
5762 Wine Berry Ln SW #42	1.43mi	3/2.0 (+1)	1,201 (+14%)	4mo	$352,000	$293	32
2349 36th St SW	1.36mi	3/2.0 (+1)	1,257 (+20%)	5mo	$286,900	$228	31
2252 Floyd St SW	0.87mi	3/2.0 (+1)	1,256 (+20%)	6mo	$301,000	$240	30
3958 Oak Valley Ave SW	1.39mi	3/1.0 (+1)	1,213 (+16%)	5mo	$300,000	$247	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.51×
• Total profit: $-7,492
• Equity at exit: $8,186

10-year hold

• IRR: 10.2%
• Equity multiple: 2.26×
• Total profit: $19,325
• Equity at exit: $4,747

Cash invested: $15,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $95,000 ($84/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49519

• Rents YoY: 10.5%
• Active inventory: 136
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$755
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-95

Break-even live

Break-even rent $1,436

Max offer price $41,189

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-76	+0% $-95	+5% $-114	+10% $-133
Rent	-10% $-199	-5% $-147	+0% $-95	+5% $-43	+10% $9
Rate	-1.0pp $-67	-0.5pp $-81	base $-95	+0.5pp $-109	+1.0pp $-123

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: $13,725
• Closing costs: $1,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4528 Halifax Ave SW Wyoming, MI	3.0	1.0–2.0	1200	$1,599	$1.33	15d	1	0.09mi
4702 Rivertown Commons Dr SW Grandville, MI	1.0–3.0	1.0–2.0	981	$2,166	$2.21	15d	39	0.60mi
2331 Cadotte DR Wyoming, MI	2.0	2.0	1140	$2,130	$1.87	15d	2	0.83mi
3479 Crystal River St Wyoming, MI	3.0	2.5	1498	$2,762	$1.84	15d	2	1.08mi
1933 Iowa St SW Wyoming, MI	3.0	1.0	1200	$1,695	$1.41	39d	1	1.17mi
3711 Groveland Ave SW Wyoming, MI	3.0	2.0	1344	$1,900	$1.41	25d	1	1.40mi
3033 S Sedge Wren Dr SW Grandville, MI	3.0	2.5	1433	$2,395	$1.67	25d	1	1.42mi
6219 S Saint SW Grandville, MI	1.0–4.0	1.0–3.5	1516	$2,344	$1.55	15d	25	1.50mi

Property features AI

Finance

• HOA & community: Monthly association fee of $755Association covers trash, snow removal, and lawn/yard careHas an association

Exterior

• Home design: Residential propertyOther architectural styleBuilt in 2012
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 4 roomsCrawl space basement
• Laundry & utility: Dryer

HOA detail $755/mo · $9,060/yr

• Likely covers: poolgym

Listing history 47 events

1. 2026-08-08
   days on market $54,900 Active 104 DOM
2. 2026-08-07
   days on market $54,900 Active 103 DOM
3. 2026-08-06
   days on market $54,900 Active 102 DOM
4. 2026-08-05
   days on market $54,900 Active 101 DOM
5. 2026-08-04
   days on market $54,900 Active 100 DOM
6. 2026-08-03
   days on market $54,900 Active 99 DOM
7. 2026-07-31
   days on market $54,900 Active 96 DOM
8. 2026-07-30
   days on market $54,900 Active 94 DOM
9. 2026-07-28
   days on market $54,900 Active 93 DOM
10. 2026-07-26
    days on market $54,900 Active 91 DOM
11. 2026-07-25
    days on market $54,900 Active 90 DOM
12. 2026-07-24
    days on market $54,900 Active 89 DOM
13. 2026-07-23
    days on market $54,900 Active 88 DOM
14. 2026-07-22
    days on market $54,900 Active 87 DOM
15. 2026-07-21
    days on market $54,900 Active 86 DOM
16. 2026-07-18
    days on market $54,900 Active 83 DOM
17. 2026-07-16
    days on market $54,900 Active 81 DOM
18. 2026-07-16
    days on market $54,900 Active 80 DOM
19. 2026-07-14
    days on market $54,900 Active 79 DOM
20. 2026-07-13
    days on market $54,900 Active 78 DOM
21. 2026-07-12
    days on market $54,900 Active 77 DOM
22. 2026-07-11
    days on market $54,900 Active 76 DOM
23. 2026-07-10
    days on market $54,900 Active 75 DOM
24. 2026-07-09
    days on market $54,900 Active 74 DOM
25. 2026-07-07
    days on market $54,900 Active 72 DOM
26. 2026-07-06
    days on market $54,900 Active 71 DOM
27. 2026-07-05
    days on market $54,900 Active 70 DOM
28. 2026-07-03
    days on market $54,900 Active 68 DOM
29. 2026-07-02
    days on market $54,900 Active 67 DOM
30. 2026-07-01
    days on market $54,900 Active 66 DOM
31. 2026-06-30
    days on market $54,900 Active 65 DOM
32. 2026-06-29
    days on market $54,900 Active 64 DOM
33. 2026-06-28
    days on market $54,900 Active 63 DOM
34. 2026-06-28
    days on market $54,900 Active 62 DOM
35. 2026-06-27
    days on market $54,900 Active 61 DOM
36. 2026-06-25
    days on market $54,900 Active 59 DOM
37. 2026-06-23
    days on market $54,900 Active 57 DOM
38. 2026-06-22
    days on market $54,900 Active 56 DOM
39. 2026-06-18
    days on market $54,900 Active 53 DOM
40. 2026-06-17
    days on market $54,900 Active 52 DOM
41. 2026-06-16
    days on market $54,900 Active 51 DOM
42. 2026-06-15
    days on market $54,900 Active 50 DOM
43. 2026-06-14
    days on market $54,900 Active 48 DOM
44. 2026-06-13
    pricedays on market $54,900 Active 47 DOM
45. 2026-06-10
    days on market $64,900 Active 45 DOM
46. 2026-06-09
    remarks 413-char remark
47. 2026-06-09
    listed $64,900 Active 44 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: $15,792
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − HOA: −$9,060
• − Depreciation: −$1,597
• Taxable loss: −$1,565
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $-761/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $5,250–$15,750 screening

This manufactured home is in good condition with minimal repairs needed. It has a good exterior and interior, and the location offers various amenities. Upgrades to the exterior, interior, and appliances can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can improve the home's appeal and value. ↑
• Both Adding a small patio or deck — An outdoor space can increase the home's appeal and value, especially for rental properties. ↑
• Both Upgrading the flooring in the kitchen and bathrooms — Modern flooring can improve the home's appeal and value, especially for rental properties. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Grandville Grand View Elementary School C- MI #362/1,397 Nat'l #12,255/41,679 Middle Grandville Middle School B MI #70/493 Nat'l #2,304/14,009 High Grandville High School C MI #95/713 Nat'l #4,023/17,239

Schools (NCES district)

• District: Grandville Public Schools
• NCES district ID: 2616470
• Math proficiency: 49% ▼ -5.00%
• Reading proficiency: 61% ▼ -1.00%
• Median HH income: $58,935
• Composite: 47.74/100
• National rank: #2234
• State rank: #70 of 540 in MI

B Composite livability gradescore 77/100

Livability — Wyoming

• Score: 77/100
• State rank: #126
• US rank: #3095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyoming, MI
• County: Kent County · 712,484 people
• City population: 56,117
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 27,965
• Household income: $73,762
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 14% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Iranian 18% Romanian 5% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1%

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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: ▼ -244.17%
• Current HPI: 274.6556
• Rent YoY: ▲ 10.46%
• Metro: Grand Rapids-Kentwood, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Monthly association fee of $755Association covers trash, snow removal, and lawn/yard careHas an association

Exterior

• Home design: Residential propertyOther architectural styleBuilt in 2012
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 4 roomsCrawl space basement
• Laundry & utility: Dryer

Price history

-26.7% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $54,900 MiRealSource-MiMLS
• 2026-06-12 Price Changed $54,900 REALCOMP
• 2026-06-12 Price Changed $54,900 SW Michigan MLS
• 2026-06-02 Price Changed $64,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $64,900 REALCOMP
• 2026-06-02 Price Changed $64,900 SW Michigan MLS
• 2026-04-20 Listed $74,900 SW Michigan MLS
• 2026-04-20 Listed $74,900 REALCOMP
• 2026-04-20 Listed $74,900 MiRealSource-MiMLS