3288 Devonwood Hls NE Unit F · Plainfield, MI 49525

$182,000

2 bd · 2.0 ba · 846 sqft · Condo · 164 Days on market

Built 1986 $345/mo HOA · 19% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3rd-floor condo in the desirable Northwood Hills Condos, conveniently located in Plainfield Township. This 846 sq ft unit offers 2 bedrooms and 2 full bathrooms, providing a comfortable and functional layout. The inviting living room features a cozy fireplace, creating a warm space to relax or entertain. Recent updates add value and peace of mind, including new carpet throughout, updated kitchen countertops and backsplash, and a new furnace. Residents enjoy the convenience of common area laundry along with a private storage unit & designated carport. Low-maintenance condo living in a great location close to everyday amenities, making this an excellent opportunity!15 minute drive to downtown Grand Rapids and less than 10 minutes to Plainfield Ave shopping, dining, and entertainment. NO dogs allowed. Up to 2 cats are allowed.

Key facts

• New carpet
• 3rd-floor condo
• Private storage unit

Tags

• 3RD-FLOOR CONDO
• NORTHWOOD HILLS CONDOS
• COZY FIREPLACE
• NEW CARPET
• UPDATED KITCHEN COUNTERTOPS
• PRIVATE STORAGE UNIT

Property features AI

Finance

• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, spa/hot tub, storage, and cable TV; Association fee covers water, trash, snow removal, and cable/satellite

Exterior

• Parking: No attached garage; Has carport
• Utilities: Natural gas connected; Cable connected; Public sewer
• Home design: Residential condominium; Other architectural style
• Construction: Built in 1986; Vinyl siding; Composition roof
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: Primary bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: Fireplace; 5 total rooms
• Laundry & utility: Slab basement (no finished basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $182k.

Deal economics

• At list price, monthly cash flow is $-77 ($-922/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (0.9% below list).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Northview Public Schools (suburban): math 32% / reading 50% proficiency, ranked #187 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Oakview Elementary School (math 37% / reading 57%, grade D-, #433 of 1,397 statewide, top 34%, 375 students, 44% FRL); Highlands School (math 31% / reading 41%, grade F, #269 of 493 statewide, top 56%, 412 students, 47% FRL); Northview High School (math 31% / reading 56%, grade F, #257 of 713 statewide, top 36%, 1,092 students, 44% FRL).
• Market conditions: Rents rising (+2.2%/yr); 165 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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

• It's been on market 164 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y ago 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 $120k; list at $182k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $160,160 (12.0% 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. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-35,631
• Equity at exit: $27,137

10-year hold

• IRR: -15.2%
• Equity multiple: 0.17×
• Total profit: $-42,353
• Equity at exit: $15,736

Cash invested: $50,960 (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 49525

• Rents YoY: 2.2%
• Active inventory: 165
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$954
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$76
• HOA: −$345
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-77

Break-even live

Break-even rent $1,901

Max offer price $168,427

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-25	+0% $-77	+5% $-128	+10% $-180
Rent	-10% $-219	-5% $-148	+0% $-77	+5% $-6	+10% $66
Rate	-1.0pp $15	-0.5pp $-31	base $-77	+0.5pp $-124	+1.0pp $-172

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5510 Grand River Dr NE Grand Rapids, MI	2.0	1.0	771	$1,445	$1.87	4d	1	0.34mi
4388 Pine Ridge Pkwy NE Grand Rapids, MI	1.0–2.0	1.0	777	$1,573	$2.02	4d	1	0.47mi
4310 Pine Forest Blvd NE Grand Rapids, MI	2.0	2.0	1007	$2,112	$2.10	4d	4	0.64mi
4326 Pine Forest Blvd NE Ste 4 Grand Rapids, MI	1.0	1.5	956	$2,500	$2.62	20d	1	0.64mi
2625 Northvale Dr NE Grand Rapids, MI	2.0	1.0–1.5	688	$1,699	$2.47	4d	34	1.00mi
3240 Killian St Grand Rapids Twp, MI	1.0–3.0	1.0–2.0	1145	$2,402	$2.10	4d	13	1.49mi
3240 Killian St Grand Rapids Twp, MI	1.0–3.0	1.0–2.0	1143	$2,400	$2.10	45d	17	1.49mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $182,000 Active 164 DOM
2. 2026-06-18
   days on market $182,000 Active 161 DOM
3. 2026-06-17
   days on market $182,000 Active 160 DOM
4. 2026-06-16
   days on market $182,000 Active 159 DOM
5. 2026-06-15
   days on market $182,000 Active 158 DOM
6. 2026-06-14
   days on market $182,000 Active 156 DOM
7. 2026-06-13
   days on market $182,000 Active 155 DOM
8. 2026-06-10
   days on market $182,000 Active 153 DOM
9. 2026-06-09
   days on market $182,000 Active 152 DOM
10. 2026-06-08
    days on market $182,000 Active 151 DOM
11. 2026-06-07
    days on market $182,000 Active 150 DOM
12. 2026-06-03
    days on market $182,000 Active 146 DOM
13. 2026-06-03
    days on market $182,000 Active 145 DOM
14. 2026-06-01
    days on market $182,000 Active 144 DOM
15. 2026-05-31
    days on market $182,000 Active 143 DOM
16. 2026-01-08
    listed $182,000 Active 857-char remark

    Show marketing remark (857 chars)

    Well-maintained 3rd-floor condo in the desirable Northwood Hills Condos, conveniently located in Plainfield Township. This 846 sq ft unit offers 2 bedrooms and 2 full bathrooms, providing a comfortable and functional layout. The inviting living room features a cozy fireplace, creating a warm space to relax or entertain. Recent updates add value and peace of mind, including new carpet throughout, updated kitchen countertops and backsplash, and a new furnace. Residents enjoy the convenience of common area laundry along with a private storage unit & designated carport. Low-maintenance condo living in a great location close to everyday amenities, making this an excellent opportunity!15 minute drive to downtown Grand Rapids and less than 10 minutes to Plainfield Ave shopping, dining, and entertainment. NO dogs allowed. Up to 2 cats are allowed.

17. 2026-01-08
    listed $182,000 Active

    Show marketing remark (857 chars)

    Well-maintained 3rd-floor condo in the desirable Northwood Hills Condos, conveniently located in Plainfield Township. This 846 sq ft unit offers 2 bedrooms and 2 full bathrooms, providing a comfortable and functional layout. The inviting living room features a cozy fireplace, creating a warm space to relax or entertain. Recent updates add value and peace of mind, including new carpet throughout, updated kitchen countertops and backsplash, and a new furnace. Residents enjoy the convenience of common area laundry along with a private storage unit & designated carport. Low-maintenance condo living in a great location close to everyday amenities, making this an excellent opportunity!15 minute drive to downtown Grand Rapids and less than 10 minutes to Plainfield Ave shopping, dining, and entertainment. NO dogs allowed. Up to 2 cats are allowed.

18. 2026-01-08
    listed $182,000 Active 857-char remark

    Show marketing remark (857 chars)

    Well-maintained 3rd-floor condo in the desirable Northwood Hills Condos, conveniently located in Plainfield Township. This 846 sq ft unit offers 2 bedrooms and 2 full bathrooms, providing a comfortable and functional layout. The inviting living room features a cozy fireplace, creating a warm space to relax or entertain. Recent updates add value and peace of mind, including new carpet throughout, updated kitchen countertops and backsplash, and a new furnace. Residents enjoy the convenience of common area laundry along with a private storage unit & designated carport. Low-maintenance condo living in a great location close to everyday amenities, making this an excellent opportunity!15 minute drive to downtown Grand Rapids and less than 10 minutes to Plainfield Ave shopping, dining, and entertainment. NO dogs allowed. Up to 2 cats are allowed.

19. 2020-11-04
    soldstatus $119,900
20. 2020-10-27
    soldstatus $119,900
21. 2020-10-27
    soldstatus $119,900 Sold
22. 2020-09-28
    status Pending
23. 2020-09-24
    status Active
24. 2020-09-15
    status Pending
25. 2020-09-10
    listed $119,900
26. 2020-09-10
    listed $119,900 Active
27. 2020-09-10
    listed $119,900
28. 2020-02-20
    soldstatus $107,000
29. 2020-02-14
    soldstatus $107,000
30. 2020-02-14
    soldstatus $107,000 Sold
31. 2020-02-14
    soldstatus $107,000
32. 2020-01-15
    status Pending
33. 2019-11-17
    listed $110,000
34. 2019-11-17
    listed $110,000 Active
35. 2019-11-17
    listed $110,000
36. 2019-10-18
    soldstatus $100,000
37. 2019-10-14
    soldstatus $100,000
38. 2019-10-14
    soldstatus $100,000 Sold
39. 2019-09-30
    status Pending
40. 2019-09-19
    listed $104,900
41. 2019-09-19
    listed $104,900 Active
42. 2015-06-10
    soldstatus $64,000
43. 2015-06-05
    soldstatus $64,000
44. 2015-06-05
    soldstatus $64,000
45. 2015-03-20
    listed $63,900
46. 2015-03-20
    listed $63,900

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$644/yr (+$54/mo · 42.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,641
• − Mortgage interest: −$10,195
• − Property taxes: −$1,515
• − Insurance: −$910
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$4,140
• − Depreciation: −$5,295
• Taxable loss: −$3,876
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $8/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: Northview Public Schools
• NCES district ID: 2625950
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $54,645
• Composite: 35.7/100
• National rank: #4866
• State rank: #187 of 540 in MI

Livability — Plainfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Northview, MI
• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 30,887
• Household income: $94,037
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 396.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Iranian 16% Romanian 8% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 1% Other Asian/Pacific 1% 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: ▼ -195.79%
• Current HPI: 256.0731
• Rent YoY: ▲ 2.21%
• 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

+184.8% since first listed

31 events — show timeline

• 2026-01-08 Listed $182,000 MiRealSource-MiMLS
• 2026-01-08 Listed $182,000 SW Michigan MLS
• 2026-01-08 Listed $182,000 REALCOMP
• 2020-11-04 Sold (Public Records) $119,900 Public Records
• 2020-10-27 Sold (MLS) $119,900 SW Michigan MLS
• 2020-10-27 Sold (MLS) $119,900 REALCOMP
• 2020-09-28 Pending — SW Michigan MLS
• 2020-09-24 Relisted — SW Michigan MLS
• 2020-09-15 Pending — SW Michigan MLS
• 2020-09-10 Listed $119,900 MiRealSource-MiMLS
• 2020-09-10 Listed $119,900 SW Michigan MLS
• 2020-09-10 Listed $119,900 REALCOMP
• 2020-02-20 Sold (Public Records) $107,000 Public Records
• 2020-02-14 Sold (MLS) $107,000 MiRealSource-MiMLS
• 2020-02-14 Sold (MLS) $107,000 SW Michigan MLS
• 2020-02-14 Sold (MLS) $107,000 REALCOMP
• 2020-01-15 Pending — SW Michigan MLS
• 2019-11-17 Listed $110,000 MiRealSource-MiMLS
• 2019-11-17 Listed $110,000 SW Michigan MLS
• 2019-11-17 Listed $110,000 REALCOMP
• 2019-10-18 Sold (Public Records) $100,000 Public Records
• 2019-10-14 Sold (MLS) $100,000 SW Michigan MLS
• 2019-10-14 Sold (MLS) $100,000 REALCOMP
• 2019-09-30 Pending — SW Michigan MLS
• 2019-09-19 Listed $104,900 SW Michigan MLS
• 2019-09-19 Listed $104,900 REALCOMP
• 2015-06-10 Sold (Public Records) $64,000 Public Records
• 2015-06-05 Sold (MLS) $64,000 SW Michigan MLS
• 2015-06-05 Sold (MLS) $64,000 REALCOMP
• 2015-03-20 Listed $63,900 SW Michigan MLS
• 2015-03-20 Listed $63,900 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $1,515 · -20.2% YoY. Source: county tax records.