3668 Sun Valley St NW · Alpine, MI 49544

$85,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 7 Days on market

Built 2019 Average condition $828/mo HOA · 45% 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 +16.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath home in Walker, conveniently located near Kenowa Hills Schools, shopping, dining, and major highways. The spacious open-concept layout features a large living room that flows into the kitchen and dining area, creating a comfortable space for everyday living and entertaining. The kitchen offers abundant cabinetry, a center island with seating, and plenty of counter space. The primary suite includes a private full bath and generous bedroom space, while two additional bedrooms and a second full bath provide flexibility for family, guests, or a home office. A dedicated laundry room adds convenience, and all major appliances are included. Outside, you'll find an 8x10 storage shed and low-maintenance vinyl siding. Located just minutes from Alpine Avenue, I-96, US-131, parks, schools, and everyday amenities, this move-in ready home offers both comfort and convenience in a great location.

Key facts

• Large living room
• Abundant cabinetry
• Private full bath

Tags

• OPEN-CONCEPT LAYOUT
• LARGE LIVING ROOM
• ABUNDANT CABINETRY
• CENTER ISLAND WITH SEATING
• PRIVATE FULL BATH
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• HOA & community: HOA with a $828 monthly fee; HOA includes water and lawn/yard care

Exterior

• Utilities: Public water
• Home design: Residential property; Other architectural style; Built in 2019
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Slab foundation (basement type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $44 ($532/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kenowa Hills Public Schools (suburban): math 33% / reading 46% proficiency, ranked #205 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $588 of loan paydown is wiped out by about $3k 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 7 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 45% of rent.

Recommended offer $85,000

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. 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?
4. 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.
5. 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.
6. 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: 2.17% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-10,414
• Equity at exit: $12,674

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-3,254
• Equity at exit: $7,349

Cash invested: $23,800 (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 49544

• Home prices YoY: -28.8%
• Active inventory: 25
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$828
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $44

Break-even live

Break-even rent $1,792

Max offer price $85,000

Occupancy floor 93%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Fruit Ridge Ave NW Grand Rapids, MI	3.0	2.0	1352	$1,699	$1.26	3d	1	0.04mi

HOA detail

• Monthly dues: $828 · $9,936/yr

Listing history 6 events

1. 2026-06-18
   days on market $85,000 Active 7 DOM
2. 2026-06-17
   days on market $85,000 Active 6 DOM
3. 2026-06-16
   days on market $85,000 Active 5 DOM
4. 2026-06-15
   days on market $85,000 Active 4 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $85,000 Active 2 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: $22,173
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$9,936
• − Depreciation: −$2,473
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $590/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 · 13 photos

Average 55/100 Cosmetic rehab

This home is in average condition with some cosmetic updates needed, such as a fresh paint job and interior repairs. It has a good roof and foundation, and the location is convenient to schools and amenities. The home has a good layout and could benefit from some interior updates to increase its value.

Repairs flagged

• Minor paint — paint appears faded
• Minor interior walls — paint appears faded

Value-add opportunities

• Resale paint job — Fresh paint can make a significant difference in curb appeal and interior aesthetics.
• Resale interior wall repairs — Fresh paint can make a significant difference in curb appeal and interior aesthetics.
• Both landscaping — A well-maintained yard can increase both resale and rental value.
• Both interior updates — Updating the interior can make the home more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears faded	Minor	$500–3,000
interior walls · paint appears faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint job — Fresh paint can make a significant difference in curb appeal and interior aesthetics. ↑
• Resale interior wall repairs — Fresh paint can make a significant difference in curb appeal and interior aesthetics. ↑
• Both landscaping — A well-maintained yard can increase both resale and rental value. ↑
• Both interior updates — Updating the interior can make the home more appealing to potential buyers or renters. ↑

ⓘ 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: Kenowa Hills Public Schools
• NCES district ID: 2620280
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $53,387
• Composite: 34.36/100
• National rank: #5221
• State rank: #205 of 540 in MI

Livability — Alpine

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 9,631
• Household income: $74,390
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 313.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 15% Romanian 10% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Arabic 2% Other Asian/Pacific 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: ▼ -110.30%
• Current HPI: 273.0015
• 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

• 2026-06-11 Listed $85,000 MiRealSource-MiMLS
• 2026-06-11 Listed $85,000 REALCOMP
• 2026-06-11 Listed $85,000 SW Michigan MLS