1606 Winter Creek Ct · Greenville, MI 48838

$219,900

3 bd · 2.5 ba · 1,500 sqft · Condo · 22 Days on market

Built 1997 $275/mo HOA · 12% 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

Key facts

• Fresh paint
• Attached garage
• Updated windows

Tags

• FRESH PAINT
• BRAND NEW CARPET
• UPDATED WINDOWS
• GAS FIREPLACE
• ATTACHED GARAGE
• LOW MAINTENANCE CONDO LIVING

Property features AI

Finance

• HOA & community: Monthly association fee of $275 covering water, trash, sewer, snow removal, and lawn/yard care

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas
• Home design: Residential condominium; Built in 1997
• Construction: Vinyl siding; Composition roof; Slab basement
• Exterior features: Paved road access; Lot approximately 0.02 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 9 total rooms; Fireplace; Screens, replacement, and insulated windows
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-9 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.2% in Greenville — 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 66/100 on livability (#426 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Greenville Public Schools (town): math 35% / reading 52% proficiency, ranked #167 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Baldwin Heights School (math 47% / reading 60%, grade C, #318 of 1,397 statewide, top 23%, 485 students, 57% FRL); Greenville Middle School (math 28% / reading 49%, grade F, #228 of 493 statewide, top 47%, 799 students, 63% FRL); Greenville Senior High School (math 35% / reading 60%, grade D, #185 of 713 statewide, top 26%, 1,106 students, 57% FRL) — zoned schools average 59% FRL vs 44% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 273 units permitted in Montcalm County in 2024 (5 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Montcalm County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $95k; list at $220k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $216,601 (1.5% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 8.1

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-36,034
• Equity at exit: $32,788

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-31,331
• Equity at exit: $19,013

Cash invested: $61,572 (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 48838

• Home prices YoY: -30.2%
• Active inventory: 193
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$275
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-9

Break-even live

Break-even rent $2,272

Max offer price $218,528

Occupancy floor 95%

Sensitivity live

Price	-10% $142	-5% $66	+0% $-9	+5% $-85	+10% $-161
Rent	-10% $-188	-5% $-99	+0% $-9	+5% $80	+10% $169
Rate	-1.0pp $101	-0.5pp $46	base $-9	+0.5pp $-66	+1.0pp $-124

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Trail View Dr Greenville, MI	3.0	2.5	1450	$2,295	$1.58	4d	1	0.66mi
1310 Trail View Dr Greenville, MI	3.0	2.5	1450	$2,195	$1.51	12d	1	0.68mi
1301 Timber Hollow Ct Greenville, MI	3.0	2.5	1450	$2,295	$1.58	45d	1	0.71mi
1301 Timber Hollow Ct Greenville, MI	3.0	2.5	1450	$1,895	$1.31	4d	1	0.71mi
1310 Timber Hollow Ct Greenville, MI	3.0	2.5	1450	$1,895	$1.31	16d	1	0.74mi
1310 Timber Hollow Ct Greenville, MI	3.0	2.5	1450	$2,295	$1.58	45d	1	0.74mi
1316 Forest View Dr Greenville, MI	4.0	2.5	1910	$2,595	$1.36	45d	1	0.79mi
1316 Forest View Dr Greenville, MI	4.0	2.5	1910	$2,395	$1.25	25d	1	0.79mi
1405 Ridgeview Dr Greenville, MI	4.0	3.0	1640	$2,495	$1.52	4d	1	0.84mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-10
   status $219,900 Pending 22 DOM
2. 2026-06-09
   days on market $219,900 Active 22 DOM
3. 2026-06-08
   days on market $219,900 Active 21 DOM
4. 2026-06-07
   pricedays on market $219,900 Active 20 DOM
5. 2026-06-03
   days on market $225,000 Active 16 DOM
6. 2026-06-03
   days on market $225,000 Active 15 DOM
7. 2026-06-01
   days on market $225,000 Active 14 DOM
8. 2026-05-31
   days on market $225,000 Active 13 DOM
9. 2026-05-20
   status Active 756-char remark

   Show marketing remark (757 chars)

   This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

10. 2026-05-20
    status Active 757-char remark

    Show marketing remark (757 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

11. 2026-05-20
    status Active

    Show marketing remark (757 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

12. 2026-05-19
    historical

    Show marketing remark (757 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

13. 2026-05-19
    historical 756-char remark

    Show marketing remark (757 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

14. 2026-05-19
    historical 757-char remark

    Show marketing remark (757 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

15. 2026-05-18
    listed $225,000 Active 757-char remark

    Show marketing remark (757 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

16. 2026-05-17
    listed $225,000 Active 756-char remark

    Show marketing remark (756 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

17. 2026-05-17
    listed $225,000 Active

    Show marketing remark (756 chars)

    This beautifully refreshed 3-bedroom, 2.5 bath condo is move-in ready and packed with comfort, convenience, and charm. Featuring fresh paint, brand-new carpet, and updated windows, this home offers a bright and welcoming feel from the moment you walk in. Enjoy cozy evenings by the gas fireplace in the spacious living room, plus the convenience of a 1-stall attached garage and low-maintenance condo living. Located within walking distance to Greenville Middle School & High School. Just minutes from downtown Greenville shopping, dining and entertainment. Whether you're looking for your first home, more space, or easy living close to town, this one checks all the boxes! Property is owned by a licensed real estate agent in the state of Michigan.

18. 2019-03-08
    soldstatus $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,117
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − HOA: −$3,300
• − Depreciation: −$6,397
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $759/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.

Schools (NCES district)

• District: Greenville Public Schools
• NCES district ID: 2617160
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $44,624
• Composite: 36.81/100
• National rank: #4566
• State rank: #167 of 540 in MI

Livability — Greenville

• Score: 66/100
• State rank: #426
• US rank: #11581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, MI
• County: Montcalm County · 18,212 people
• City population: 18,212
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 18,212
• Household income: $70,176
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 365.0

Population outlook (Montcalm County) Hauer SSP2

• Today (2025): 61,011 people
• By 2030: 59,467 · -2.5%
• By 2040: 55,427 · -9.2%
• By 2050: 50,517 · -17.2%
• By 2075: 38,731 · -36.5%
• By 2100: 26,770 · -56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Montcalm

• 2024 margin: Solid R (+39.0) · D 29.8% · R 68.7% · Other 1.5%
• 2008→2024 swing: -38.7pp toward R · 2008: -0.3pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+37.7 2016: R+34.0 2012: R+8.6 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.31%
• Current HPI: 249.996
• 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

+136.8% since first listed

10 events — show timeline

• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-20 Relisted — REALCOMP
• 2026-05-20 Relisted — SW Michigan MLS
• 2026-05-19 Listing Removed — SW Michigan MLS
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listed $225,000 REALCOMP
• 2026-05-17 Listed $225,000 SW Michigan MLS
• 2026-05-17 Listed $225,000 MiRealSource-MiMLS
• 2019-03-08 Sold (Public Records) $95,000 Public Records