6925 Vinewood Ave NE · Northview, MI 49306

$89,900

3 bd · 2.0 ba · 1,076 sqft · Manufactured · 13 Days on market

Built 2022 Good condition Est $87k · at est. $649/mo HOA · 34% of rent

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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
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +6.1/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Hidden Glades Community where you no longer have to settle for less! This quiet community offers both homeownership and convenience! 6925 Vinewood Ave. is a well maintained home with 3 bedrooms and 2 full baths. Enjoy sunny mornings on the covered porch and lots of room to play out in the yard or over at the community basketball and tennis courts! Easy to show and quick possession!Disclosure: This home is located in a park and the transaction will be subject to Hidden Glades' approval of the buyer; Contact info: https://aspire-communities.com/hidden-glades/ Jesse: 616-290-1636

Key facts

• Covered porch
• Well maintained home
• Garage

Tags

• COVERED PORCH
• COMMUNITY BASKETBALL COURTS
• COMMUNITY TENNIS COURTS
• WELL MAINTAINED HOME

Property features AI

Finance

• HOA & community: Monthly association with clubhouse, pool, tennis courts, playground; pets allowed; Association fee includes trash

Exterior

• Parking: Detached parking
• Utilities: Public water; Natural gas connected
• Home design: Residential property; Built in 2022
• Construction: Vinyl siding
• Exterior features: Shed(s); Paved road access; Leased land

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Seven total rooms; Fireplace (other type); Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 9.5% vs local median 4.2% in Northview — 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 79/100 on livability (#89 in MI, #2,011 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Comstock Park Public Schools (suburban): math 34% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 3 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $89,900

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. 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.
4. 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.
5. 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: 2.12% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $87,156
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6875 Vinewood Ave NE	0.02mi	2/1.0 (-1)	1,204 (+12%)	3mo	$19,000	$16	68
7300 Maize Dr NE	0.34mi	3/2.0	1,156 (+7%)	8mo	$94,000	$81	66
1464 Red Oak Ln	0.49mi	3/2.0	1,120 (+4%)	11mo	$84,000	$75	61
1284 Ashbrook St NE	0.08mi	2/1.0 (-1)	938 (-13%)	15mo	$54,000	$58	54
7381 Woods Edge Dr NE	0.69mi	3/2.0	1,042 (-3%)	13mo	$85,000	$82	52
7289 Old Hickory Dr NE	0.60mi	3/2.0	1,000 (-7%)	12mo	$93,500	$94	50
7391 Maple Ln NE	0.62mi	3/2.0	1,216 (+13%)	3mo	$130,000	$107	47
7356 Old Hickory Dr NE	0.67mi	2/1.0 (-1)	980 (-9%)	6mo	$50,000	$51	40

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,033
• Equity at exit: $13,404

10-year hold

• IRR: 11.1%
• Equity multiple: 1.88×
• Total profit: $22,174
• Equity at exit: $7,773

Cash invested: $25,172 (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 49306

• Active inventory: 65
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$649
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $238

Break-even live

Break-even rent $1,608

Max offer price $89,900

Occupancy floor 83%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Post Dr NE Apt 103 Belmont, MI	2.0	2.0	1032	$2,000	$1.94	3d	1	0.27mi
1303 Post Dr NE Apt 201 Belmont, MI	2.0	1.0	1009	$1,800	$1.78	3d	1	0.35mi
1303 Post Dr NE Unit 202 Belmont, MI	2.0	2.0	1180	$1,900	$1.61	19d	1	0.35mi

HOA detail

• Monthly dues: $649 · $7,788/yr

Listing history 7 events

1. 2026-06-03
   statusdays on market $89,900 Pending 13 DOM
2. 2026-06-03
   days on market $89,900 Active 12 DOM
3. 2026-06-01
   days on market $89,900 Active 11 DOM
4. 2026-05-31
   days on market $89,900 Active 10 DOM
5. 2026-05-21
   listed $94,900 Active

   Show marketing remark (594 chars)

   Welcome to Hidden Glades Community where you no longer have to settle for less! This quiet community offers both homeownership and convenience! 6925 Vinewood Ave. is a well maintained home with 3 bedrooms and 2 full baths. Enjoy sunny mornings on the covered porch and lots of room to play out in the yard or over at the community basketball and tennis courts! Easy to show and quick possession!Disclosure: This home is located in a park and the transaction will be subject to Hidden Glades' approval of the buyer; Contact info: https://aspire-communities.com/hidden-glades/ Jesse: 616-290-1636

6. 2026-05-21
   listed $94,900 Active 595-char remark

   Show marketing remark (594 chars)

   Welcome to Hidden Glades Community where you no longer have to settle for less! This quiet community offers both homeownership and convenience! 6925 Vinewood Ave. is a well maintained home with 3 bedrooms and 2 full baths. Enjoy sunny mornings on the covered porch and lots of room to play out in the yard or over at the community basketball and tennis courts! Easy to show and quick possession!Disclosure: This home is located in a park and the transaction will be subject to Hidden Glades' approval of the buyer; Contact info: https://aspire-communities.com/hidden-glades/ Jesse: 616-290-1636

7. 2026-05-21
   listed $94,900 Active 594-char remark

   Show marketing remark (594 chars)

   Welcome to Hidden Glades Community where you no longer have to settle for less! This quiet community offers both homeownership and convenience! 6925 Vinewood Ave. is a well maintained home with 3 bedrooms and 2 full baths. Enjoy sunny mornings on the covered porch and lots of room to play out in the yard or over at the community basketball and tennis courts! Easy to show and quick possession!Disclosure: This home is located in a park and the transaction will be subject to Hidden Glades' approval of the buyer; Contact info: https://aspire-communities.com/hidden-glades/ Jesse: 616-290-1636

ⓘ 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: $22,914
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$7,788
• − Depreciation: −$2,615
• Taxable income: $2,011
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,376/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 · 15 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in Hidden Glades Community is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: Comstock Park Public Schools
• NCES district ID: 2610620
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $47,725
• Composite: 34.23/100
• National rank: #5259
• State rank: #208 of 540 in MI

Livability — Northview

• Score: 79/100
• State rank: #89
• US rank: #2011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,806

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Iranian 12% Romanian 12% Lithuanian 5%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -146.39%
• Current HPI: 246.3054
• Rent YoY: —
• Metro: —
• 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

• 2026-05-21 Listed $94,900 MiRealSource-MiMLS
• 2026-05-21 Listed $94,900 REALCOMP
• 2026-05-21 Listed $94,900 SW Michigan MLS