2658 Kitchener St SW #391 · Wyoming, MI 49519

$54,900

2 bd · 2.0 ba · 1,050 sqft · Manufactured · 53 Days on market

Built 2012 Good condition Est $89k · 38% under $755/mo HOA · 47% of rent ↓ 13% since listing

---

Why this score? — see what drove the B+ 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 +26.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OBO-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. The monthly Park fee is $755

Key facts

• Built 2012
• Listed 53 days

Property features AI

Finance

• HOA & community: Association fee of $755 (includes trash, snow removal, and lawn/yard care); Association present

Exterior

• Home design: Residential property; Other architectural style; Built in 2012
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 4 rooms; Crawl space basement
• Laundry & utility: Dryer

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 $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.8% in Wyoming — 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 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: schools D+, crime D-, amenities 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.
• Market conditions: Rents rising fast (+10.5%/yr); 92 active listings in the ZIP; 5 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) 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 47% of rent.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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. 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.
7. 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.
8. 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: 2.95% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $89,250
• Comps found: 1

Show comp detail 1 sale 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%)	2mo	$90,000	$85	86

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: 13.5%
• Equity multiple: 1.61×
• Total profit: $9,384
• Equity at exit: $8,186

10-year hold

• IRR: 29.1%
• Equity multiple: 4.97×
• Total profit: $60,998
• 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 →

ZIP-level market 49519

• Rents YoY: 10.5%
• Active inventory: 92
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$755
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $145

Break-even live

Break-even rent $1,436

Max offer price $54,900

Occupancy floor 86%

Sensitivity live

Price	-10% $183	-5% $164	+0% $145	+5% $126	+10% $107
Rent	-10% $17	-5% $81	+0% $145	+5% $209	+10% $273
Rate	-1.0pp $173	-0.5pp $159	base $145	+0.5pp $131	+1.0pp $116

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
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4528 Halifax Ave SW Wyoming, MI	3.0–4.0	1.0–2.0	1360	$1,549	$1.14	3d	1	0.09mi
4702 Rivertown Commons Dr SW Grandville, MI	1.0–3.0	1.0–2.0	981	$2,090	$2.13	3d	54	0.60mi
1933 Iowa St SW Wyoming, MI	3.0	1.0	1200	$1,695	$1.41	3d	1	1.17mi
3711 Groveland Ave SW Wyoming, MI	3.0	2.0	1344	$1,900	$1.41	3d	1	1.40mi
6219 S Saint SW Grandville, MI	1.0–3.0	1.0–3.5	1349	$2,466	$1.83	3d	18	1.50mi

HOA detail

• Monthly dues: $755 · $9,060/yr
• Likely covers: poolgym

Listing history 9 events

1. 2026-06-18
   days on market $54,900 Active 53 DOM
2. 2026-06-17
   days on market $54,900 Active 52 DOM
3. 2026-06-16
   days on market $54,900 Active 51 DOM
4. 2026-06-15
   days on market $54,900 Active 50 DOM
5. 2026-06-14
   days on market $54,900 Active 48 DOM
6. 2026-06-13
   pricedays on market $54,900 Active 47 DOM
7. 2026-06-10
   days on market $64,900 Active 45 DOM
8. 2026-06-09
   remarks 413-char remark
9. 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: $19,434
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$9,060
• − Depreciation: −$1,597
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $1,381/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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: 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

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 · 533,805 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: 847.0

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 (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%

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

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

-13.4% since first listed

6 events — show timeline

• 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