2064 Wyoming Ave SW · Wyoming, MI 49519

$174,900

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 9 Days on market

Built 1940 8,276 sqft lot Est $227k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bungalow has a nice touch with the attached garage, large lot, and full basement. This home is in need of a little love inside and is priced accordingly. Offers will be presented in order of receipt. Home being sold "As-Is"

Key facts

• 8,276 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $7 ($88/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.1% below list).
• Recommended offer: $147k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Wyoming Public Schools (urban): math 16% / reading 39% proficiency, ranked #394 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 94 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,769 (16.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $227,022
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 Wyoming Ave SW	0.05mi	3/1.0	1,042 (+11%)	11mo	$235,000	$226	70
2461 Wyoming Ave SW	0.51mi	3/1.0	970 (+3%)	4mo	$246,900	$255	68
2043 Melvin St SW	0.25mi	2/2.0 (-1)	1,020 (+8%)	4mo	$280,000	$275	62
2224 Berwyn Ave SW	0.47mi	4/2.0 (+1)	912 (-3%)	4mo	$285,000	$313	60
2148 Avon Ave SW	0.30mi	2/1.0 (-1)	876 (-7%)	14mo	$201,000	$229	57
2412 Taft Ave SW	0.67mi	3/1.0	990 (+5%)	6mo	$208,000	$210	55
2304 Camden Ave SW	0.57mi	2/1.0 (-1)	1,036 (+10%)	2mo	$232,000	$224	50
2446 Lamar Ave SW	0.61mi	2/1.0 (-1)	864 (-8%)	14mo	$231,500	$268	41
2432 Taft Ave SW	0.70mi	3/2.0	1,020 (+8%)	22mo	$245,900	$241	31

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-20,129
• Equity at exit: $26,078

10-year hold

• IRR: 4.2%
• Equity multiple: 1.37×
• Total profit: $18,326
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$917
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $7

Break-even live

Break-even rent $1,458

Max offer price $174,900

Occupancy floor 94%

Sensitivity live

Price	-10% $106	-5% $57	+0% $7	+5% $-42	+10% $-92
Rent	-10% $-109	-5% $-51	+0% $7	+5% $65	+10% $123
Rate	-1.0pp $95	-0.5pp $52	base $7	+0.5pp $-38	+1.0pp $-84

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2986 Chicago Dr SW Grandville, MI	2.0	1.0	850	$1,250	$1.47	15d	1	0.96mi
2235 29th St SW Apt 1 Wyoming, MI	2.0	1.0	796	$1,250	$1.57	45d	1	1.02mi
2227 29th St SW Apt 3 Wyoming, MI	2.0	1.0	796	$1,250	$1.57	45d	1	1.02mi
2855 Taft Ave SW #5 Grand Rapids, MI	2.0	1.5	1100	$1,250	$1.14	24d	1	1.09mi
2855 Taft Ave SW Apt 12 Grand Rapids, MI	2.0	1.5	1100	$1,400	$1.27	4d	1	1.09mi
2329 30th St SW Unit 2323 Wyoming, MI	2.0	1.0	850	$1,325	$1.56	45d	1	1.11mi
2860 Taft Ave SW Apt 3 Wyoming, MI	2.0	1.5	800	$1,325	$1.66	15d	1	1.12mi
2860 Taft Ave SW Apt 14 Wyoming, MI	2.0	1.5	800	$1,325	$1.66	4d	1	1.12mi
2365 30th St SW Unit 2320 Wyoming, MI	2.0	1.0	837	$1,365	$1.63	11d	1	1.13mi
2875 Taft Ave SW Unit 4 Wyoming, MI	2.0	1.5	800	$1,400	$1.75	15d	1	1.14mi
2875 Taft Ave SW Unit 8 Wyoming, MI	2.0	1.5	800	$1,400	$1.75	4d	1	1.14mi
3100 Waterchase Way SW Wyoming, MI	1.0–3.0	1.0–2.0	836	$2,305	$2.76	4d	35	1.26mi
2935 Oak Valley Ave SW Wyoming, MI	1.0–2.0	1.0	695	$1,250	$1.80	11d	10	1.29mi
2931 Burlingame Ave SW Wyoming, MI	1.0–2.0	1.0	800	$1,380	$1.73	4d	1	1.37mi
2340 Michael Ave SW Unit 2280 4 Wyoming, MI	2.0	1.0	900	$1,200	$1.33	20d	1	1.43mi

Listing history 4 events

1. 2026-03-11
   status Pending 238-char remark

   Show marketing remark (238 chars)

   This bungalow has a nice touch with the attached garage, large lot, and full basement. This home is in need of a little love inside and is priced accordingly. Offers will be presented in order of receipt. Home being sold "As-Is"

2. 2026-03-11
   status Pending

   Show marketing remark (238 chars)

   This bungalow has a nice touch with the attached garage, large lot, and full basement. This home is in need of a little love inside and is priced accordingly. Offers will be presented in order of receipt. Home being sold "As-Is"

3. 2026-03-03
   listed $174,900 Active
4. 2026-03-02
   listed $174,900 Active 238-char remark

   Show marketing remark (238 chars)

   This bungalow has a nice touch with the attached garage, large lot, and full basement. This home is in need of a little love inside and is priced accordingly. Offers will be presented in order of receipt. Home being sold "As-Is"

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,945 · $162/mo
• Projected year-2 tax: $2,319 · $193/mo
• Expected delta: +$374/yr (+$31/mo · 19.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,612
• − Mortgage interest: −$9,797
• − Property taxes: −$1,945
• − Insurance: −$874
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,088
• Taxable loss: −$2,910
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $787/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: Wyoming Public Schools
• NCES district ID: 2636570
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $46,299
• Composite: 23.69/100
• National rank: #7835
• State rank: #394 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

4 events — show timeline

• 2026-03-11 Pending — MiRealSource-MiMLS
• 2026-03-11 Pending — REALCOMP
• 2026-03-03 Listed $174,900 REALCOMP
• 2026-03-02 Listed $174,900 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $1,945 · -5.1% YoY. Source: county tax records.