4595 Quebec Ave SW · Wyoming, MI 49519

$129,900

4 bd · 2.0 ba · 1,224 sqft · Manufactured · 8 Days on market

Built 2002 Good condition Est $104k · 25% over $773/mo HOA · 37% 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 +12.3/30.0
• 1% rule +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

Key facts

• Large island
• Vaulted ceilings
• Concrete countertops

Tags

• OPEN-CONCEPT LIVING SPACE
• VAULTED CEILINGS
• LARGE ISLAND
• CONCRETE COUNTERTOPS
• INDOOR POOL
• RV/BOAT STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: 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); 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 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 37% of rent.

Recommended offer $126,445 (2.7% 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. 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. 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: 1.60% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $104,040
• 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	0.17mi	3/2.0 (-1)	1,056 (-14%)	2mo	$90,000	$85	63

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: -7.6%
• Equity multiple: 0.70×
• Total profit: $-11,047
• Equity at exit: $19,369

10-year hold

• IRR: 10.4%
• Equity multiple: 2.12×
• Total profit: $40,621
• Equity at exit: $11,231

Cash invested: $36,372 (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: 94
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$773
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-24

Break-even live

Break-even rent $2,115

Max offer price $126,445

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $21	+0% $-24	+5% $-69	+10% $-114
Rent	-10% $-189	-5% $-106	+0% $-24	+5% $58	+10% $141
Rate	-1.0pp $42	-0.5pp $9	base $-24	+0.5pp $-58	+1.0pp $-92

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	$1,999	$1.47	4d	1	0.09mi
4702 Rivertown Commons Dr SW Grandville, MI	1.0–3.0	1.0–2.0	981	$2,503	$2.55	4d	54	0.51mi
1933 Iowa St SW Wyoming, MI	3.0	1.0	1200	$1,695	$1.41	4d	1	1.19mi
3711 Groveland Ave SW Wyoming, MI	3.0	2.0	1344	$1,900	$1.41	4d	1	1.41mi

HOA detail

• Monthly dues: $773 · $9,276/yr
• Likely covers: poolgym

Listing history 6 events

1. 2026-04-22
   status Pending 893-char remark

   Show marketing remark (893 chars)

   Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

2. 2026-04-22
   status Pending 893-char remark

   Show marketing remark (893 chars)

   Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

3. 2026-04-22
   status Pending

   Show marketing remark (893 chars)

   Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

4. 2026-04-14
   listed $129,900 Active 893-char remark

   Show marketing remark (893 chars)

   Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

5. 2026-04-14
   listed $129,900 Active 893-char remark

   Show marketing remark (893 chars)

   Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

6. 2026-04-14
   listed $129,900 Active

   Show marketing remark (893 chars)

   Must-see home now available in the desirable Ferrand Estates Wyoming, Michigan. Home is clean, turn-key, and well taken care of. 4594 Quebec is a spacious four bedroom two full bathroom 2002 Sweethart manufactured home located in the award winning Grandville School District. Open-concept living space with vaulted ceilings, great layout with en suite and tons of storage are hard to find!Stunning kitchen with large island and concrete countertops are amazing for entertainment and hosting. Tons of windows and natural light with two-stall carport, deck, and shed included. All appliances included. Ferrand Estates amenities include indoor pool, playground, picnic area, RV/Boat storage, fitness center and grass area and very close to Rivertown, shopping, and restaurants. This is a great opportunity to own in a amazing location! Pride of ownership. Call today for a private showing. Enjoy!

ⓘ 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: $25,015
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − HOA: −$9,276
• − Depreciation: −$3,779
• Taxable loss: −$1,917
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $173/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained, turn-key manufactured home in Wyoming, Michigan, is ready for immediate occupancy and offers a good return on investment with minor updates.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with granite or quartz — Granite or quartz countertops are more durable and aesthetically pleasing
• Resale Install new flooring in bathrooms — New flooring in bathrooms can significantly improve the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with granite or quartz — Granite or quartz countertops are more durable and aesthetically pleasing ↑
• Resale Install new flooring in bathrooms — New flooring in bathrooms can significantly improve the home's appearance and value ↑

ⓘ 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

+0.0% since first listed

6 events — show timeline

• 2026-04-22 Pending — REALCOMP
• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — SW Michigan MLS
• 2026-04-14 Listed $129,900 SW Michigan MLS
• 2026-04-14 Listed $129,900 MiRealSource-MiMLS
• 2026-04-14 Listed $129,900 REALCOMP