4487 Mcintosh Ct NW #5 · Walker, MI 49534

$59,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 94 Days on market

Manufactured home Built 2026 Good condition $53/sqft · 23% below area Est $77k · 23% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.7

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a clubhouse, a basketball court, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Basketball court
• Modern bathroom

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• CLUBHOUSE
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 4.0% in Walker — 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 74/100 on livability (#188 in MI, #4,765 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, health & safety F.
• Kenowa Hills Public Schools (suburban): math 33% / reading 46% proficiency, ranked #205 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenowa Hills Middle School (math 28% / reading 44%, grade F, #269 of 493 statewide, top 56%, 623 students, 54% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $414 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 + 7.9% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.77% ✓
• Cap rate: 24.26%
• Cash-on-cash: 64.17%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $77,495
• List price: $59,900
• Delta: -22.70%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4736 Remembrance Rd NW	0.22mi	3/1.5	1,112 (-1%)	22mo	$290,000	$261	68
2720 Kenowa Ave NW	0.23mi	3/1.0	974 (-13%)	14mo	$305,000	$313	52
2221 Kinney Ave NW	0.90mi	3/1.0	1,120 (0%)	17mo	$300,000	$268	47
2486 Falcon Pointe Dr NW	0.41mi	2/2.0 (-1)	952 (-15%)	6mo	$287,000	$301	46
2282 Wilson Ave NW	0.52mi	3/1.0	1,313 (+17%)	5mo	$311,550	$237	43
855 Johnson St	1.32mi	2/1.0 (-1)	980 (-12%)	2mo	$259,000	$264	34
2326 Wilson Ave NW	0.47mi	2/1.0 (-1)	1,008 (-10%)	22mo	$240,000	$238	34
3935 Fenwick St NW	1.34mi	2/1.0 (-1)	1,031 (-8%)	16mo	$237,000	$230	29
1903 Kinney Ave NW	1.19mi	2/1.0 (-1)	1,028 (-8%)	24mo	$291,000	$283	22
12924 8th Ave	1.18mi	3/2.0	1,400 (+25%)	24mo	$400,000	$286	20
1900 Kinney Ave NW	1.22mi	2/1.0 (-1)	840 (-25%)	14mo	$225,000	$268	19
3848 Remembrance Rd NW	1.36mi	2/1.0 (-1)	1,304 (+16%)	24mo	$275,000	$211	11

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 · 7.87% rent growth · sell at horizon

5-year hold

• IRR: 68.7%
• Equity multiple: 4.34×
• Total profit: $55,970
• Equity at exit: $8,931

10-year hold

• IRR: 74.3%
• Equity multiple: 10.61×
• Total profit: $161,109
• Equity at exit: $5,179

Cash invested: $16,772 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $58,800 ($56/sqft)
• Median days on market: 101 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +24.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49534

• Home prices YoY: -28.4%
• Rents YoY: 7.9%
• Active inventory: 154
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $897

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 41%

Sensitivity live

Price	-10% $938	-5% $918	+0% $897	+5% $876	+10% $855
Rent	-10% $766	-5% $831	+0% $897	+5% $962	+10% $1,028
Rate	-1.0pp $927	-0.5pp $912	base $897	+0.5pp $881	+1.0pp $866

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 Nolan Ave NW Grand Rapids, MI	3.0	1.0	1200	$1,795	$1.50	25d	1	0.53mi
2103 Kinnrow Ave NW Grand Rapids, MI	3.0	2.0	1488	$2,200	$1.48	25d	1	1.26mi
3822 Richmond St NW Walker, MI	3.0	2.0	1450	$2,445	$1.69	15d	1	1.30mi

Property features AI

Finance

• Financial info: List price $59,400

Exterior

• Utilities: Natural gasCentral air
• Home design: Spec homeLiving area approximately 1,120

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Central air conditioningNatural gas heating

Listing history 36 events

1. 2026-07-16
   days on market $59,900 Active 94 DOM
2. 2026-07-16
   days on market $59,900 Active 93 DOM
3. 2026-07-14
   days on market $59,900 Active 92 DOM
4. 2026-07-13
   days on market $59,900 Active 91 DOM
5. 2026-07-12
   days on market $59,900 Active 90 DOM
6. 2026-07-11
   days on market $59,900 Active 89 DOM
7. 2026-07-10
   days on market $59,900 Active 88 DOM
8. 2026-07-09
   days on market $59,900 Active 87 DOM
9. 2026-07-07
   days on market $59,900 Active 85 DOM
10. 2026-07-06
    days on market $59,900 Active 84 DOM
11. 2026-07-05
    days on market $59,900 Active 83 DOM
12. 2026-07-03
    days on market $59,900 Active 81 DOM
13. 2026-07-02
    days on market $59,900 Active 80 DOM
14. 2026-07-01
    days on market $59,900 Active 79 DOM
15. 2026-06-30
    days on market $59,900 Active 78 DOM
16. 2026-06-29
    days on market $59,900 Active 77 DOM
17. 2026-06-28
    days on market $59,900 Active 76 DOM
18. 2026-06-28
    days on market $59,900 Active 75 DOM
19. 2026-06-27
    days on market $59,900 Active 74 DOM
20. 2026-06-25
    days on market $59,900 Active 72 DOM
21. 2026-06-23
    days on market $59,900 Active 70 DOM
22. 2026-06-21
    days on market $59,900 Active 69 DOM
23. 2026-06-18
    days on market $59,900 Active 66 DOM
24. 2026-06-17
    days on market $59,900 Active 65 DOM
25. 2026-06-16
    days on market $59,900 Active 64 DOM
26. 2026-06-15
    days on market $59,900 Active 63 DOM
27. 2026-06-14
    days on market $59,900 Active 61 DOM
28. 2026-06-10
    days on market $59,900 Active 58 DOM
29. 2026-06-09
    days on market $59,900 Active 57 DOM
30. 2026-06-08
    days on market $59,900 Active 56 DOM
31. 2026-06-07
    days on market $59,900 Active 55 DOM
32. 2026-06-03
    days on market $59,900 Active 51 DOM
33. 2026-06-03
    days on market $59,900 Active 50 DOM
34. 2026-06-01
    pricedays on market $59,900 Active 49 DOM
35. 2026-05-31
    days on market $59,400 Active 48 DOM
36. 2026-04-13
    listed $59,400 Active 473-char remark

ⓘ 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: $19,911
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$1,743
• Taxable income: $10,429
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $8,259/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 80/100 None rehab

This move-in-ready manufactured home is in excellent condition with modern finishes and features. It's ready for immediate occupancy and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring in the kitchen and bathrooms — Modern flooring improves functionality and appearance ↑
• Both Upgrading the kitchen appliances — Modern appliances increase functionality and appeal ↑
• Both Adding smart home features — Smart home features enhance convenience and attract tech-savvy buyers ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Zinser Elementary School D- MI #433/1,397 Nat'l #14,504/41,679 Middle Kenowa Hills Middle School F MI #269/493 Nat'l #7,206/14,009 High Kenowa Hills High School F MI #334/713 Nat'l #9,001/17,239

Schools (NCES district)

• District: Kenowa Hills Public Schools
• NCES district ID: 2620280
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $53,387
• Composite: 34.36/100
• National rank: #5221
• State rank: #205 of 540 in MI

B Composite livability gradescore 74/100

Livability — Walker

• Score: 74/100
• State rank: #188
• US rank: #4765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walker, MI
• County: Kent County · 712,484 people
• City population: 33,350
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 23,719
• Household income: $81,657
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Iranian 20% Romanian 12% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Tagalog/Filipino 1%

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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: ▼ -107.59%
• Current HPI: 270.866
• Rent YoY: ▲ 7.87%
• Metro: Grand Rapids-Kentwood, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Financial info: List price $59,400

Exterior

• Utilities: Natural gasCentral air
• Home design: Spec homeLiving area approximately 1,120

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Central air conditioningNatural gas heating