2658 Kitchener St SW · Wyoming, MI 49519

$64,900

2 bd · 2.0 ba · 1,050 sqft · Manufactured · 43 Days on market

Manufactured home Built 2012 Good condition $62/sqft · 28% below area Est $90k · 28% under $755/mo HOA · 57% 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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Cash flow +4.6/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +2.5/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -4.0

Listing remarks

OBO-This manufactured home is located in a park and the transaction is subject to the park's approval of the buyer. Call Ferrands Estates for approval application at 616-538-9470. Located off of 44th Street in Wyoming. The Community features a swimming pool, playground, fitness center, clubhouse and much more. Near malls, stores, grocery, highway and more. Features two full baths.

Key facts

• Built 2012
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (36.5% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $41k (36.5% below list) — sets the bar for cash-flow.

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: crime D-, amenities F, commute 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.
• Zoned schools: Grandville Middle School (math 44% / reading 69%, grade B, #70 of 493 statewide, top 14%, 830 students, 36% FRL).
• Market conditions: Rents rising fast (+10.5%/yr); 136 active listings in the ZIP; 8 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 $449 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.

Recommended offer $41,189 (36.5% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 37% 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. 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 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?
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 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: 2.03% ✓
• Cap rate: 3.26%
• Cash-on-cash: -10.82%
• DSCR: 0.52
• GRM: 4.1

CMA / ARV

• ARV (median comp): $90,000
• List price: $64,900
• Delta: -27.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4743 Quebec Ave SW	0.15mi	3/2.0 (+1)	1,056 (+1%)	3mo	$90,000	$85	84
2541 Chassell St SW	0.14mi	3/1.5 (+1)	1,047 (-0%)	8mo	$295,000	$282	79
4881 Rapid River Ave Unit SW	1.08mi	2/2.0	1,066 (+2%)	4mo	$235,000	$220	60
4881 Rapid River Ave Unit SW	1.07mi	2/2.0	1,066 (+2%)	4mo	$235,000	$220	60
4866 Ausable River Dr SW	1.00mi	2/2.0	1,130 (+8%)	1mo	$245,000	$217	52
3509 Collingwood Ave SW	1.49mi	3/1.0 (+1)	1,040 (-1%)	4mo	$215,000	$207	51
3448 Stonegate Ln SW	1.49mi	2/2.0	1,275 (+21%)	4mo	$217,500	$171	36
4868 Ausable River Dr	1.09mi	3/2.0 (+1)	1,184 (+13%)	7mo	$240,000	$203	33
5762 Wine Berry Ln SW #42	1.43mi	3/2.0 (+1)	1,201 (+14%)	4mo	$352,000	$293	32
2349 36th St SW	1.36mi	3/2.0 (+1)	1,257 (+20%)	5mo	$286,900	$228	31
2252 Floyd St SW	0.87mi	3/2.0 (+1)	1,256 (+20%)	6mo	$301,000	$240	30
3958 Oak Valley Ave SW	1.39mi	3/1.0 (+1)	1,213 (+16%)	5mo	$300,000	$247	26

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: -18.9%
• Equity multiple: 0.26×
• Total profit: $-13,514
• Equity at exit: $9,677

10-year hold

• IRR: 4.1%
• Equity multiple: 1.46×
• Total profit: $8,413
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $95,000 ($84/sqft)
• Median days on market: 104 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.5% vs current asking $/sqft

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

ZIP-level market 49519

• Rents YoY: 10.5%
• Active inventory: 136
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$755
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-164

Break-even live

Break-even rent $1,523

Max offer price $41,189

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-141	+0% $-164	+5% $-186	+10% $-209
Rent	-10% $-268	-5% $-216	+0% $-164	+5% $-112	+10% $-60
Rate	-1.0pp $-131	-0.5pp $-147	base $-164	+0.5pp $-181	+1.0pp $-198

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: $16,225
• Closing costs: $1,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4528 Halifax Ave SW Wyoming, MI	3.0	1.0–2.0	1200	$1,599	$1.33	15d	1	0.09mi
4702 Rivertown Commons Dr SW Grandville, MI	1.0–3.0	1.0–2.0	981	$2,166	$2.21	15d	39	0.60mi
2331 Cadotte DR Wyoming, MI	2.0	2.0	1140	$2,130	$1.87	15d	2	0.83mi
3479 Crystal River St Wyoming, MI	3.0	2.5	1498	$2,762	$1.84	15d	2	1.08mi
1933 Iowa St SW Wyoming, MI	3.0	1.0	1200	$1,695	$1.41	39d	1	1.17mi
3711 Groveland Ave SW Wyoming, MI	3.0	2.0	1344	$1,900	$1.41	25d	1	1.40mi
3033 S Sedge Wren Dr SW Grandville, MI	3.0	2.5	1433	$2,395	$1.67	25d	1	1.42mi
6219 S Saint SW Grandville, MI	1.0–4.0	1.0–3.5	1516	$2,344	$1.55	15d	25	1.50mi

Property features AI

Finance

• HOA & community: Association fee of $755 (includes trash, snow removal, and lawn/yard care)Association present

Exterior

• Home design: Residential propertyOther architectural styleBuilt in 2012
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 4 roomsCrawl space basement
• Laundry & utility: Dryer

HOA detail $755/mo · $9,060/yr

• Likely covers: poolgym

Listing history 11 events

1. 2026-06-08
   days on market $64,900 Active 43 DOM
2. 2026-06-07
   days on market $64,900 Active 42 DOM
3. 2026-06-05
   days on market $64,900 Active 39 DOM
4. 2026-06-03
   days on market $64,900 Active 38 DOM
5. 2026-06-03
   days on market $64,900 Active 37 DOM
6. 2026-06-02
   price $64,900 Active 36 DOM
7. 2026-06-01
   days on market $74,900 Active 36 DOM
8. 2026-05-31
   days on market $74,900 Active 35 DOM
9. 2026-04-20
   listed $74,900 Active 417-char remark
10. 2026-04-20
    listed $74,900 Active 413-char remark
11. 2026-04-20
    listed $74,900 Active

ⓘ 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: $15,792
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − HOA: −$9,060
• − Depreciation: −$1,888
• Taxable loss: −$2,616
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $-1,338/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $5,250–$15,750 screening

This manufactured home is in good condition with a cosmetic rehab level, featuring good exterior, interior, and mechanical systems. It is located in a park with amenities, making it suitable for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 77/100

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 · 712,484 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: 9% 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 (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%

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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: ▼ -244.17%
• Current HPI: 274.6556
• Rent YoY: ▲ 10.46%
• 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

• HOA & community: Association fee of $755 (includes trash, snow removal, and lawn/yard care)Association present

Exterior

• Home design: Residential propertyOther architectural styleBuilt in 2012
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 4 roomsCrawl space basement
• Laundry & utility: Dryer