2107 Linden Ave SE · Grand Rapids, MI 49507

$230,000

3 bd · 1.5 ba · 1,176 sqft · Condo · 317 Days on market

Built 2024 Good condition $196/sqft · 13% below area Est $265k · 13% 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 +13.5/15.0
• Cash flow +8.5/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.3/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Key facts

• 3,920 sq ft lot
• Built 2024
• Listed 317 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (20.5% below list).
• Recommended offer: $183k (20.5% 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); 178 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 317 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 $182,878 (20.5% 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 317 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 10.5

CMA / ARV

• ARV (median comp): $265,193
• List price: $230,000
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.27×
• Total profit: $-46,925
• Equity at exit: $34,294

10-year hold

• IRR: -10.3%
• Equity multiple: 0.33×
• Total profit: $-43,463
• 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 →

ZIP-level market 49507

• Rents YoY: 4.7%
• Active inventory: 178
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA est. from 2 same-building comps: −$59
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-204

Break-even live

Break-even rent $2,087

Max offer price $200,518

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-124	+0% $-204	+5% $-283	+10% $-363
Rent	-10% $-348	-5% $-276	+0% $-204	+5% $-132	+10% $-59
Rate	-1.0pp $-88	-0.5pp $-145	base $-204	+0.5pp $-263	+1.0pp $-324

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
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	45d	1	0.40mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	16d	1	0.47mi
459 Dickinson St SE Grand Rapids, MI	2.0	1.0	731	$1,195	$1.63	45d	1	0.60mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	45d	1	0.64mi
1220 Ottillia St SE Unit D Grand Rapids, MI	2.0	1.0	750	$1,150	$1.53	45d	1	0.75mi
2040 Division Ave S Unit 207 Grand Rapids, MI	2.0	1.0	768	$1,703	$2.22	4d	1	0.78mi
1309 Madison Ave SE Grand Rapids, MI	1.0–2.0	1.0	775	$1,560	$2.01	4d	1	1.05mi
1555 Margaret Ave SE Grand Rapids, MI	2.0	1.0	900	$1,500	$1.67	16d	1	1.16mi
242 Elm St SW Grand Rapids, MI	2.0	1.5	1100	$3,200	$2.91	4d	1	1.20mi
19 La Belle St SE Grand Rapids, MI	2.0	1.0	846	$1,045	$1.24	45d	1	1.24mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	45d	1	1.33mi
2928 Vineland Ave SE Unit 2928 Grand Rapids, MI	2.0	1.0	1000	$1,450	$1.45	25d	1	1.35mi
3202 Marshall Ave SE Grand Rapids, MI	2.0	1.0	850	$1,095	$1.29	45d	1	1.38mi
143 Exchange St SE Unit D Grand Rapids, MI	2.0	1.0	920	$1,295	$1.41	45d	1	1.47mi
143 Exchange St SE Apt B Grand Rapids, MI	2.0	1.0	920	$1,195	$1.30	16d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $230,000 Active 317 DOM
2. 2026-06-18
   days on market $230,000 Active 314 DOM
3. 2026-06-17
   days on market $230,000 Active 313 DOM
4. 2026-06-16
   days on market $230,000 Active 312 DOM
5. 2026-06-15
   days on market $230,000 Active 311 DOM
6. 2026-06-14
   days on market $230,000 Active 309 DOM
7. 2026-06-13
   days on market $230,000 Active 308 DOM
8. 2026-06-10
   days on market $230,000 Active 306 DOM
9. 2026-06-09
   days on market $230,000 Active 305 DOM
10. 2026-06-08
    days on market $230,000 Active 304 DOM
11. 2026-06-07
    days on market $230,000 Active 303 DOM
12. 2026-06-05
    days on market $230,000 Active 300 DOM
13. 2026-06-03
    days on market $230,000 Active 299 DOM
14. 2026-06-03
    days on market $230,000 Active 298 DOM
15. 2026-06-01
    days on market $230,000 Active 297 DOM
16. 2026-05-31
    days on market $230,000 Active 296 DOM
17. 2026-05-03
    price $230,000
18. 2026-05-02
    price $230,000
19. 2026-05-02
    price $230,000
20. 2025-08-01
    listed $250,500 Active
21. 2025-08-01
    listed $250,500 Active
22. 2025-08-01
    listed $250,500 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: $21,945
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$708
• − Depreciation: −$6,691
• Taxable loss: −$6,448
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $-897/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 533,805 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: 1625.0

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: 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