2107 Linden Ave SE · Grand Rapids, MI 49507

$230,000

3 bd · 1.5 ba · 1,176 sqft · SingleFamily · 412 Days on market

Built 2024 Good condition 3,920 sqft lot $196/sqft · 15% below area Est $272k · 15% under ↓ 8% since listing

---

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 +14.4/15.0
• Cash flow +9.8/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Key facts

• 3,920 sq ft lot
• Built 2024
• Listed 411 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 $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (20.7% below list).
• Recommended offer: $182k (20.7% 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); 316 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 36% 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 412 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 $182,425 (20.7% 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 412 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $271,888
• List price: $230,000
• Delta: -15.41%
• 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%)	7mo	$300,000	$243	49
2909 Union Ave SE	0.99mi	3/1.0	1,268 (+8%)	2mo	$218,500	$172	48
133 Wesley St SE	1.30mi	3/1.0	1,228 (+4%)	10mo	$252,350	$205	47
464 Van Allen St SE	1.21mi	3/1.0	1,222 (+4%)	11mo	$277,000	$227	47
116 Honeoye St SW	1.29mi	3/1.0	1,068 (-9%)	5mo	$235,000	$220	44
511 Mae-thy	1.11mi	4/1.0 (+1)	1,048 (-11%)	7mo	$255,000	$243	34
2924 Union Ave SE	1.01mi	3/1.5	958 (-18%)	8mo	$250,000	$261	33
545 Van Allen St SE	1.17mi	2/2.0 (-1)	1,464 (+24%)	1mo	$250,000	$171	32
12 Celia St SW	1.35mi	3/2.0	1,006 (-14%)	9mo	$173,000	$172	31
116 32nd St SE	1.48mi	2/1.0 (-1)	882 (-25%)	3mo	$237,500	$269	30
118 Canterbury St SW	1.35mi	2/1.0 (-1)	966 (-18%)	6mo	$258,000	$267	28
104 Canterbury St SW	1.32mi	3/1.0	1,395 (+19%)	14mo	$262,500	$188	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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-43,440
• Equity at exit: $34,294

10-year hold

• IRR: -8.3%
• Equity multiple: 0.44×
• Total profit: $-36,064
• 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: 27 active · 69 under contract
• Months of supply: 162.0 mo (1%/mo absorbed)
• Median asking: $259,900 ($207/sqft)
• Median days on market: 70 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +11.6% 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: 316
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-148

Break-even live

Break-even rent $2,012

Max offer price $208,538

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-69	+0% $-148	+5% $-228	+10% $-307
Rent	-10% $-292	-5% $-220	+0% $-148	+5% $-76	+10% $-4
Rate	-1.0pp $-32	-0.5pp $-90	base $-148	+0.5pp $-208	+1.0pp $-269

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Merritt St SE Grand Rapids, MI	3.0	1.0	1000	$2,100	$2.10	139d	1	0.40mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	110d	1	0.47mi
420 Griggs St SE Grand Rapids, MI	3.0	1.0	1400	$1,595	$1.14	0d	1	0.52mi
418 Griggs St SE Grand Rapids, MI	3.0	1.0	1400	$1,595	$1.14	0d	1	0.52mi
459 Dickinson St SE Grand Rapids, MI	2.0	1.0	731	$1,195	$1.63	139d	1	0.60mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	139d	1	0.64mi
1220 Ottillia St SE Unit D Grand Rapids, MI	2.0	1.0	750	$1,150	$1.53	139d	1	0.75mi
2040 Division Ave S Unit 207 Grand Rapids, MI	2.0	1.0	768	$1,703	$2.22	0d	1	0.78mi
1309 Madison Ave SE Grand Rapids, MI	1.0–2.0	1.0	775	$1,560	$2.01	98d	1	1.05mi
1555 Margaret Ave SE Grand Rapids, MI	2.0	1.0	900	$1,500	$1.67	110d	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	9d	1	1.22mi
19 La Belle St SE Grand Rapids, MI	2.0	1.0	846	$1,045	$1.24	139d	1	1.24mi
1350 Giddings Ave SE Grand Rapids, MI	4.0	1.5	1478	$2,400	$1.62	9d	1	1.25mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	139d	1	1.33mi
2956 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	6d	1	1.38mi
2972 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	78d	1	1.38mi
3202 Marshall Ave SE Grand Rapids, MI	2.0	1.0	850	$1,095	$1.29	139d	1	1.38mi
1807 Jerome Ave SW Grand Rapids, MI	2.0	1.0	815	$1,495	$1.83	0d	1	1.41mi
143 Exchange St SE Apt B Grand Rapids, MI	2.0	1.0	920	$1,195	$1.30	110d	1	1.47mi
143 Exchange St SE Unit D Grand Rapids, MI	2.0	1.0	920	$1,295	$1.41	139d	1	1.47mi
1027 Benjamin Ave SE Unit 2 Grand Rapids, MI	2.0	1.0	800	$1,400	$1.75	9d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $230,000 Active 412 DOM
2. 2026-09-23
   days on market $230,000 Active 411 DOM
3. 2026-09-22
   days on market $230,000 Active 410 DOM
4. 2026-09-21
   days on market $230,000 Active 409 DOM
5. 2026-09-20
   days on market $230,000 Active 408 DOM
6. 2026-09-19
   days on market $230,000 Active 407 DOM
7. 2026-09-18
   days on market $230,000 Active 406 DOM
8. 2026-09-17
   days on market $230,000 Active 405 DOM
9. 2026-09-16
   days on market $230,000 Active 404 DOM
10. 2026-09-15
    days on market $230,000 Active 403 DOM
11. 2026-09-14
    days on market $230,000 Active 402 DOM
12. 2026-09-13
    days on market $230,000 Active 401 DOM
13. 2026-09-12
    days on market $230,000 Active 400 DOM
14. 2026-09-11
    days on market $230,000 Active 399 DOM
15. 2026-09-05
    days on market $230,000 Active 393 DOM
16. 2026-09-04
    days on market $230,000 Active 392 DOM
17. 2026-09-03
    days on market $230,000 Active 391 DOM
18. 2026-08-31
    days on market $230,000 Active 388 DOM
19. 2026-08-30
    days on market $230,000 Active 387 DOM
20. 2026-08-29
    days on market $230,000 Active 386 DOM
21. 2026-08-28
    days on market $230,000 Active 385 DOM
22. 2026-08-27
    days on market $230,000 Active 384 DOM
23. 2026-08-26
    days on market $230,000 Active 383 DOM
24. 2026-08-25
    days on market $230,000 Active 382 DOM
25. 2026-08-24
    days on market $230,000 Active 381 DOM
26. 2026-08-23
    days on market $230,000 Active 380 DOM
27. 2026-08-22
    days on market $230,000 Active 379 DOM
28. 2026-08-21
    days on market $230,000 Active 378 DOM
29. 2026-08-20
    days on market $230,000 Active 377 DOM
30. 2026-08-19
    days on market $230,000 Active 376 DOM
31. 2026-08-18
    days on market $230,000 Active 375 DOM
32. 2026-08-17
    days on market $230,000 Active 374 DOM
33. 2026-08-16
    days on market $230,000 Active 373 DOM
34. 2026-08-15
    days on market $230,000 Active 372 DOM
35. 2026-08-14
    days on market $230,000 Active 371 DOM
36. 2026-08-13
    days on market $230,000 Active 370 DOM
37. 2026-08-12
    days on market $230,000 Active 369 DOM
38. 2026-08-11
    days on market $230,000 Active 368 DOM
39. 2026-08-10
    days on market $230,000 Active 367 DOM
40. 2026-08-09
    days on market $230,000 Active 366 DOM
41. 2026-08-08
    days on market $230,000 Active 365 DOM
42. 2026-08-07
    days on market $230,000 Active 364 DOM
43. 2026-08-06
    days on market $230,000 Active 363 DOM
44. 2026-08-05
    days on market $230,000 Active 362 DOM
45. 2026-08-04
    days on market $230,000 Active 361 DOM
46. 2026-08-03
    days on market $230,000 Active 360 DOM
47. 2026-07-31
    days on market $230,000 Active 357 DOM
48. 2026-07-30
    days on market $230,000 Active 355 DOM
49. 2026-07-28
    days on market $230,000 Active 354 DOM
50. 2026-07-26
    days on market $230,000 Active 352 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: $21,891
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$6,691
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $-391/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

---

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: 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%
• Common ancestry: Iranian 8% Romanian 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 71% English-only · Spanish 23% Arabic 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: ▼ -301.99%
• Current HPI: 325.3878
• Rent YoY: ▲ 4.74%
• 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

-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