2732 Timmins St SW · Wyoming, MI 49519

$79,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 16 Days on market

Built 2017 Good condition Est $90k · 11% under $800/mo HOA · 47% of rent

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Why this score? — see what drove the C 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 +13.4/30.0
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2017 Clayton manufactured home located in the desirable Ferrand Estates community in Wyoming, MI. This move-in-ready home features two spacious bedrooms and two full bathrooms, offering a comfortable and functional layout. Built with quality Clayton craftsmanship, the home benefits from modern construction standards and is nestled in an established, friendly neighborhood with convenient access to local shopping, dining, and major roadways throughout the Grand Rapids metro area.

Key facts

• Move-in-ready home
• Community pool
• Built 2017

Tags

• CLAYTON MANUFACTURED HOME
• FERRAND ESTATES COMMUNITY
• MOVE-IN-READY HOME
• QUALITY CLAYTON CRAFTSMANSHIP
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of 800.0; Association amenities include clubhouse, playground, and pool; Association fee includes trash

Exterior

• Utilities: Public water
• Home design: Ranch style; Single-story (ranch); Built in 2017
• Construction: Vinyl siding
• Exterior features: Leased land

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Eight total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer; Trash service included in association fee

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2 ($22/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• 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.
• 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.
• Market conditions: Rents rising fast (+10.5%/yr); 92 active listings in the ZIP; 4 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $78,701 (1.5% below list)

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. 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. 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.
6. 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.
7. 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: 2.15% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $89,760
• 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	0.11mi	3/2.0 (+1)	1,056 (0%)	2mo	$90,000	$85	89

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: -3.5%
• Equity multiple: 0.85×
• Total profit: $-3,257
• Equity at exit: $11,913

10-year hold

• IRR: 15.2%
• Equity multiple: 2.82×
• Total profit: $40,638
• Equity at exit: $6,908

Cash invested: $22,372 (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: 92
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$800
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $2

Break-even live

Break-even rent $1,712

Max offer price $79,900

Occupancy floor 95%

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: $19,975
• Closing costs: $2,397
• 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	$1,549	$1.14	2d	1	0.30mi
4702 Rivertown Commons Dr SW Grandville, MI	1.0–3.0	1.0–2.0	981	$2,090	$2.13	2d	54	0.56mi
6219 S Saint SW Grandville, MI	1.0–3.0	1.0–3.5	1349	$2,466	$1.83	2d	18	1.30mi
1933 Iowa St SW Wyoming, MI	3.0	1.0	1200	$1,695	$1.41	2d	1	1.36mi

HOA detail

• Monthly dues: $800 · $9,600/yr

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 16 DOM
2. 2026-06-17
   days on market $79,900 Active 15 DOM
3. 2026-06-16
   days on market $79,900 Active 14 DOM
4. 2026-06-15
   price $79,900 Active 13 DOM
5. 2026-06-15
   days on market $84,900 Active 13 DOM
6. 2026-06-14
   days on market $84,900 Active 11 DOM
7. 2026-06-13
   pricedays on market $84,900 Active 10 DOM
8. 2026-06-10
   days on market $88,000 Active 8 DOM
9. 2026-06-09
   days on market $88,000 Active 7 DOM
10. 2026-06-09
    price $88,000 Active 6 DOM
11. 2026-06-08
    days on market $90,000 Active 6 DOM
12. 2026-06-07
    days on market $90,000 Active 5 DOM
13. 2026-06-05
    days on market $90,000 Active 2 DOM
14. 2026-06-03
    remarks 498-char remark
15. 2026-06-03
    listed $90,000 Active 1 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: $20,567
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − HOA: −$9,600
• − Depreciation: −$2,324
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $195/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready 2017 Clayton manufactured home in Ferrand Estates, Wyoming, MI, offers a good condition with minor repairs needed. It features two spacious bedrooms and two full bathrooms, and is located in a desirable neighborhood with easy access to local amenities.

Repairs flagged

• Minor Paint — Some wear on interior walls.
• Minor Curtains — Visible wear on curtains in bedrooms.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace worn curtains — Fresh curtains can enhance the home's curb appeal and interior aesthetics.
• Both Clean and maintain HVAC system — A clean and functioning HVAC system is essential for comfort and energy efficiency, impacting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls.	Minor	$500–3,000
Curtains · Visible wear on curtains in bedrooms.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace worn curtains — Fresh curtains can enhance the home's curb appeal and interior aesthetics. ↑
• Both Clean and maintain HVAC system — A clean and functioning HVAC system is essential for comfort and energy efficiency, impacting both resale and rental 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

3 events — show timeline

• 2026-06-02 Listed $90,000 MiRealSource-MiMLS
• 2026-06-02 Listed $90,000 REALCOMP
• 2026-06-02 Listed $90,000 SW Michigan MLS