2107 Linden Ave SE · Grand Rapids, MI 49507

$230,000

3 bd · 1.5 ba · 1,176 sqft · SingleFamily · 457 Days on market

Built 2024 Good condition 3,920 sqft lot $196/sqft · 14% below area Est $268k · 14% under ↓ 8% since listing

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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 +13.9/15.0
• Cash flow +8.0/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Key facts

• 3,920 sq ft lot
• Built 2024
• Listed 456 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (25.2% below list).
• Recommended offer: $172k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#44 in MI, #939 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Grand Rapids Public Schools (urban): math 15% / reading 29% proficiency, ranked #451 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brookside Elementary (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 280 students, 85% FRL); Alger Middle School (math 2% / reading 12%, grade F, #481 of 493 statewide, top 98%, 342 students, 95% FRL); City Middlehigh (math 65% / reading 88%, grade A-, #16 of 713 statewide, top 2%, 908 students, 40% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 386 active listings in the ZIP; 40 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).
• This rent runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 457 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $172,049 (25.2% 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 457 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $268,064
• List price: $230,000
• Delta: -14.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Wesley St SE	1.25mi	3/2.0	1,234 (+5%)	9mo	$300,000	$243	47
2909 Union Ave SE	0.99mi	3/1.0	1,268 (+8%)	4mo	$218,500	$172	47
133 Wesley St SE	1.30mi	3/1.0	1,228 (+4%)	12mo	$252,350	$205	46
464 Van Allen St SE	1.21mi	3/1.0	1,222 (+4%)	13mo	$277,000	$227	46
116 Honeoye St SW	1.29mi	3/1.0	1,068 (-9%)	6mo	$235,000	$220	42
511 Mae-thy	1.11mi	4/1.0 (+1)	1,048 (-11%)	8mo	$255,000	$243	33
2924 Union Ave SE	1.01mi	3/1.5	958 (-18%)	9mo	$250,000	$261	32
545 Van Allen St SE	1.17mi	2/2.0 (-1)	1,464 (+24%)	2mo	$250,000	$171	31
12 Celia St SW	1.35mi	3/2.0	1,006 (-14%)	10mo	$173,000	$172	30
116 32nd St SE	1.48mi	2/1.0 (-1)	882 (-25%)	5mo	$237,500	$269	29
118 Canterbury St SW	1.35mi	2/1.0 (-1)	966 (-18%)	7mo	$258,000	$267	27
104 Canterbury St SW	1.32mi	3/1.0	1,395 (+19%)	15mo	$262,500	$188	25

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.24×
• Total profit: $-48,847
• Equity at exit: $34,294

10-year hold

• IRR: -11.7%
• Equity multiple: 0.25×
• Total profit: $-48,287
• Equity at exit: $19,886

Cash invested: $64,400 (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: 29 active · 79 under contract
• Months of supply: 174.0 mo (1%/mo absorbed)
• Median asking: $245,000 ($202/sqft)
• Median days on market: 78 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +12.7% above current asking $/sqft

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

ZIP-level market 49507

• Rents YoY: 4.7%
• Active inventory: 386
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-230

Break-even live

Break-even rent $2,012

Max offer price $196,676

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-151	+0% $-230	+5% $-310	+10% $-389
Rent	-10% $-366	-5% $-298	+0% $-230	+5% $-162	+10% $-94
Rate	-1.0pp $-114	-0.5pp $-172	base $-230	+0.5pp $-290	+1.0pp $-351

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: $57,500
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 Eastern Ave SE Grand Rapids, MI	2.0	1.0	1000	$1,175	$1.18	0d	1	0.17mi
2017 Eastern Ave SE Grand Rapids, MI	2.0	1.0	1000	$1,200	$1.20	36d	1	0.17mi
950 Merritt St SE Grand Rapids, MI	3.0	1.0	1000	$2,100	$2.10	184d	1	0.40mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	155d	1	0.47mi
420 Griggs St SE Grand Rapids, MI	3.0	1.0	1400	$1,545	$1.10	22d	1	0.52mi
418 Griggs St SE Grand Rapids, MI	3.0	1.0	1400	$1,495	$1.07	24d	1	0.52mi
459 Dickinson St SE Grand Rapids, MI	2.0	1.0	731	$1,195	$1.63	184d	1	0.60mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	184d	1	0.64mi
1015 Dickinson St SE Grand Rapids, MI	2.0	1.0	1000	$1,375	$1.38	2d	1	0.68mi
2254 Nelson Ave SE Apt D Grand Rapids, MI	2.0	1.0	750	$1,095	$1.46	36d	1	0.75mi
1220 Ottillia St SE Unit D Grand Rapids, MI	2.0	1.0	750	$1,150	$1.53	184d	1	0.75mi
2260 Nelson Ave SE Apt B Grand Rapids, MI	2.0	1.0	750	$1,095	$1.46	10d	1	0.76mi
2260 Nelson Ave SE Apt B Grand Rapids, MI	2.0	1.0	750	$1,095	$1.46	14d	1	0.76mi
2040 Division Ave S Unit 207 Grand Rapids, MI	2.0	1.0	768	$1,703	$2.22	7d	1	0.78mi
851 Oakdale St SE Grand Rapids, MI	4.0	1.5	1342	$2,095	$1.56	43d	1	0.89mi
2870 Marshall Ave SE Grand Rapids, MI	2.0	1.0	900	$1,384	$1.54	10d	1	1.00mi
1515 Calvin Ave SE Grand Rapids, MI	3.0	1.5	1257	$2,500	$1.99	0d	1	1.03mi
1326 Boston St SE Grand Rapids, MI	3.0	2.0	912	$2,125	$2.33	13d	1	1.03mi
1326 Boston St SE Grand Rapids, MI	3.0	2.0	912	$2,150	$2.36	27d	1	1.03mi
1326 Boston St SE Grand Rapids, MI	3.0	2.0	912	$2,000	$2.19	9d	1	1.03mi
1555 Margaret Ave SE Grand Rapids, MI	2.0	1.0	900	$1,500	$1.67	155d	1	1.16mi
242 Elm St SW Grand Rapids, MI	2.0	1.5	1100	$3,200	$2.91	0d	1	1.20mi
1647 Sylvan Ave SE Grand Rapids, MI	4.0	2.0	1406	$2,300	$1.64	38d	1	1.22mi
19 La Belle St SE Grand Rapids, MI	2.0	1.0	846	$1,045	$1.24	184d	1	1.24mi
1350 Giddings Ave SE Grand Rapids, MI	4.0	1.5	1478	$2,400	$1.62	40d	1	1.25mi
256 Dickinson St SW Grand Rapids, MI	3.0	1.0	1200	$3,100	$2.58	0d	1	1.29mi
1110 Madison Ave SE #1 Grand Rapids, MI	3.0	1.0	900	$1,595	$1.77	10d	1	1.32mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	184d	1	1.33mi
1237 Colorado Ave SE Grand Rapids, MI	2.0	1.0	1122	$1,895	$1.69	17d	1	1.35mi
2951 Vineland Ave SE Apt 3 Grand Rapids, MI	3.0	2.5	1149	$1,895	$1.65	9d	1	1.36mi
2944 Vineland Ave SE Unit 2944 Grand Rapids, MI	2.0	1.0	1000	$1,450	$1.45	6d	1	1.36mi
961 Eastern Ave SE Unit 963 Grand Rapids, MI	2.0	1.0	850	$1,050	$1.24	7d	1	1.37mi
2954 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	11d	1	1.38mi
2954 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	15d	1	1.38mi
2954 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	9d	1	1.38mi
21 Rena St SW Grand Rapids, MI	4.0	1.5	1326	$1,695	$1.28	7d	1	1.38mi
2956 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	9d	1	1.38mi
2962 Vineland Ave SE Grand Rapids, MI	2.0	1.0	825	$1,500	$1.82	9d	1	1.38mi
2972 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	123d	1	1.38mi
3202 Marshall Ave SE Grand Rapids, MI	2.0	1.0	850	$1,195	$1.41	36d	1	1.38mi

Listing history 50 events

1. 2026-11-08
   days on market $230,000 Active 457 DOM
2. 2026-11-07
   days on market $230,000 Active 456 DOM
3. 2026-11-06
   days on market $230,000 Active 455 DOM
4. 2026-11-05
   days on market $230,000 Active 454 DOM
5. 2026-11-04
   days on market $230,000 Active 453 DOM
6. 2026-11-02
   days on market $230,000 Active 451 DOM
7. 2026-11-01
   days on market $230,000 Active 450 DOM
8. 2026-10-31
   days on market $230,000 Active 449 DOM
9. 2026-10-30
   days on market $230,000 Active 448 DOM
10. 2026-10-29
    days on market $230,000 Active 447 DOM
11. 2026-10-28
    days on market $230,000 Active 446 DOM
12. 2026-10-27
    days on market $230,000 Active 445 DOM
13. 2026-10-26
    days on market $230,000 Active 444 DOM
14. 2026-10-26
    days on market $230,000 Active 443 DOM
15. 2026-10-24
    days on market $230,000 Active 442 DOM
16. 2026-10-23
    days on market $230,000 Active 441 DOM
17. 2026-10-22
    days on market $230,000 Active 440 DOM
18. 2026-10-21
    days on market $230,000 Active 439 DOM
19. 2026-10-20
    days on market $230,000 Active 438 DOM
20. 2026-10-19
    days on market $230,000 Active 437 DOM
21. 2026-10-18
    days on market $230,000 Active 436 DOM
22. 2026-10-17
    days on market $230,000 Active 435 DOM
23. 2026-10-16
    days on market $230,000 Active 434 DOM
24. 2026-10-15
    days on market $230,000 Active 433 DOM
25. 2026-10-14
    days on market $230,000 Active 432 DOM
26. 2026-10-13
    days on market $230,000 Active 431 DOM
27. 2026-10-12
    days on market $230,000 Active 430 DOM
28. 2026-10-11
    days on market $230,000 Active 429 DOM
29. 2026-10-10
    days on market $230,000 Active 428 DOM
30. 2026-10-09
    days on market $230,000 Active 427 DOM
31. 2026-10-08
    days on market $230,000 Active 426 DOM
32. 2026-10-07
    days on market $230,000 Active 425 DOM
33. 2026-10-06
    days on market $230,000 Active 424 DOM
34. 2026-10-05
    days on market $230,000 Active 423 DOM
35. 2026-10-04
    days on market $230,000 Active 422 DOM
36. 2026-10-04
    days on market $230,000 Active 421 DOM
37. 2026-10-02
    days on market $230,000 Active 420 DOM
38. 2026-10-01
    days on market $230,000 Active 419 DOM
39. 2026-09-30
    days on market $230,000 Active 418 DOM
40. 2026-09-29
    days on market $230,000 Active 417 DOM
41. 2026-09-28
    days on market $230,000 Active 416 DOM
42. 2026-09-27
    days on market $230,000 Active 415 DOM
43. 2026-09-25
    days on market $230,000 Active 413 DOM
44. 2026-09-24
    days on market $230,000 Active 412 DOM
45. 2026-09-23
    days on market $230,000 Active 411 DOM
46. 2026-09-22
    days on market $230,000 Active 410 DOM
47. 2026-09-21
    days on market $230,000 Active 409 DOM
48. 2026-09-20
    days on market $230,000 Active 408 DOM
49. 2026-09-19
    days on market $230,000 Active 407 DOM
50. 2026-09-18
    days on market $230,000 Active 406 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: $20,646
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$6,691
• Taxable loss: −$6,832
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $-1,124/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 · 9 photos

Good 80/100 None rehab

This property is in excellent condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The home has a good layout and modern finishes, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Adding a smart home system — Modern technology can increase the home's appeal and market value. ↑
• Both Upgrading the kitchen appliances — Newer, more energy-efficient appliances can improve the home's energy rating and attract more buyers/renters. ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance the home's curb appeal and attract more buyers/renters. ↑

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Brookside Elementary F MI #1,325/1,397 Nat'l #40,579/41,679 Middle Alger Middle School F MI #481/493 Nat'l #13,663/14,009 High Ottawa Hills High School F MI #659/713 Nat'l #15,975/17,239

Schools (NCES district)

• District: Grand Rapids Public Schools
• NCES district ID: 2616440
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $40,612
• Composite: 18.62/100
• National rank: #8899
• State rank: #451 of 540 in MI

A Composite livability gradescore 83/100

Livability — Grand Rapids

• Score: 83/100
• State rank: #44
• US rank: #939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Rapids, MI
• County: Kent County · 712,484 people
• City population: 181,325
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 38,487
• Household income: $61,461
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 11% 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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 31% Black 31% White 30% Two or more races 21%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3% Dominican 1%
• Languages at home: 71% English-only · Spanish 23% Arabic 1% 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: ▼ -301.99%
• Current HPI: 325.3878
• Rent YoY: ▲ 4.74%
• 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

Price history

-8.2% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $230,000 MiRealSource-MiMLS
• 2026-05-02 Price Changed $230,000 REALCOMP
• 2026-05-02 Price Changed $230,000 SW Michigan MLS
• 2025-08-01 Listed $250,500 SW Michigan MLS
• 2025-08-01 Listed $250,500 REALCOMP
• 2025-08-01 Listed $250,500 MiRealSource-MiMLS