842 Hall St SE · Grand Rapids, MI 49507

$295,000

5 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 49 Days on market

Built 1910 5,750 sqft lot $185/sqft · 41% below area Est $499k · 41% under

---

Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

Key facts

• New furnace
• Fenced in backyard
• Newer windows

Tags

• UPDATED KITCHEN
• NEWER WINDOWS
• CLEAN DRY BASEMENT
• NEW FURNACE
• CENTRAL AC UNIT
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; High-speed internet
• Home design: Cape Cod style; Single-family residence; Built in 1910
• Construction: Wood siding; Composition roof; Built 1910
• Exterior features: Sidewalk; Paved road access; Lot approximately 0.13 acres

Interior

• Kitchen: Oven; Refrigerator; Kitchen roughly 9 x 13
• Bedrooms: Primary bedroom (10 x 13); Bedroom 2 (9 x 13); Bedroom 3 (13 x 13); Bedroom 4 (9 x 10); Bedroom 5 (8 x 13)
• Bathrooms: 2 full bathrooms; Primary bathroom (4 x 9); Bathroom 2 (7 x 9)
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: 10 total rooms; Full basement; Replacement insulated windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (16.8% below list).
• Recommended offer: $245k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Grand Rapids — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents rising fast (+4.7%/yr); 178 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $2,455/mo this rent would consume 48% of the median local household income ($61k/yr) (locally 1625% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 49 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $295k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,481 (16.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $499,284
• List price: $295,000
• Delta: -40.92%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-33,847
• Equity at exit: $43,985

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,130
• Equity at exit: $25,506

Cash invested: $82,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $152

Break-even live

Break-even rent $2,262

Max offer price $295,000

Occupancy floor 89%

Sensitivity live

Price	-10% $319	-5% $236	+0% $152	+5% $69	+10% $-15
Rent	-10% $-42	-5% $55	+0% $152	+5% $249	+10% $346
Rate	-1.0pp $301	-0.5pp $227	base $152	+0.5pp $76	+1.0pp $-2

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 Underwood Ave SE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	15d	1	0.48mi
425 Woodlawn St SE Grand Rapids, MI	4.0	1.0	2072	$2,200	$1.06	44d	1	0.57mi
729 Bates St SE Unit 1 Grand Rapids, MI	4.0	3.5	1576	$2,395	$1.52	44d	1	0.61mi
1154 Prospect Ave SE Grand Rapids, MI	5.0	2.0	1800	$2,300	$1.28	44d	1	0.66mi

Listing history 29 events

1. 2026-06-18
   days on market $295,000 Active 49 DOM
2. 2026-06-17
   days on market $295,000 Active 48 DOM
3. 2026-06-16
   days on market $295,000 Active 47 DOM
4. 2026-06-15
   days on market $295,000 Active 46 DOM
5. 2026-06-14
   days on market $295,000 Active 44 DOM
6. 2026-06-13
   pricedays on market $295,000 Active 43 DOM
7. 2026-06-10
   days on market $312,000 Active 41 DOM
8. 2026-06-09
   days on market $312,000 Active 40 DOM
9. 2026-06-08
   days on market $312,000 Active 39 DOM
10. 2026-06-07
    days on market $312,000 Active 38 DOM
11. 2026-06-05
    days on market $312,000 Active 35 DOM
12. 2026-06-03
    days on market $312,000 Active 34 DOM
13. 2026-06-03
    days on market $312,000 Active 33 DOM
14. 2026-06-01
    days on market $312,000 Active 32 DOM
15. 2026-05-31
    days on market $312,000 Active 31 DOM
16. 2026-05-07
    price $312,000 946-char remark

    Show marketing remark (946 chars)

    Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

17. 2026-05-07
    price $312,000 946-char remark

    Show marketing remark (946 chars)

    Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

18. 2026-05-07
    price $312,000

    Show marketing remark (946 chars)

    Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

19. 2026-04-30
    listed $327,000 Active 946-char remark

    Show marketing remark (946 chars)

    Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

20. 2026-04-30
    listed $327,000 Active 946-char remark

    Show marketing remark (946 chars)

    Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

21. 2026-04-30
    listed $327,000 Active

    Show marketing remark (946 chars)

    Welcome Home! Step into this beautifully updated 5-bedroom, 2-bath residence offering immediate possession and modern comfort from the moment you enter. The main level boasts gleaming hardwood floors and freshly painted interiors, creating a bright and inviting space throughout. The updated kitchen and lighting, along with newer windows, ensure a perfect blend of charm and convenience. Upstairs, you'll find brand new carpeting, a spacious full bath, and plenty of room to relax or work from home. A clean, dry basement provides ample storage and includes a new furnace and central AC unit for year-round comfort. Outside, enjoy your fenced-in backyard--ideal for pets, gatherings, or gardening--plus a two-stall detached garage with a new roof. Situated just minutes from downtown, you'll have easy access to restaurants, shops, parks, and entertainment. Buyer and Buyer's Agent to verify all information. Schedule your private showing today!

22. 2017-02-01
    soldstatus $79,500
23. 2017-02-01
    soldstatus $79,500 Sold
24. 2017-02-01
    soldstatus $79,500
25. 2017-01-09
    status Pending
26. 2016-11-01
    listed $84,900 Active
27. 2016-10-31
    listed $84,900
28. 1999-08-12
    soldstatus $49,900
29. 1999-04-15
    listed $49,900

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $2,974 · $248/mo
• Expected delta: +$1,569/yr (+$131/mo · 111.7%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,458
• − Mortgage interest: −$16,525
• − Property taxes: −$1,405
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$8,582
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $2,606/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: 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

+491.2% since first listed

17 events — show timeline

• 2026-06-11 Price Changed $295,000 MiRealSource-MiMLS
• 2026-06-11 Price Changed $295,000 REALCOMP
• 2026-06-11 Price Changed $295,000 SW Michigan MLS
• 2026-05-07 Price Changed $312,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $312,000 REALCOMP
• 2026-05-07 Price Changed $312,000 SW Michigan MLS
• 2026-04-30 Listed $327,000 SW Michigan MLS
• 2026-04-30 Listed $327,000 REALCOMP
• 2026-04-30 Listed $327,000 MiRealSource-MiMLS
• 2017-02-01 Sold (Public Records) $79,500 Public Records
• 2017-02-01 Sold (MLS) $79,500 SW Michigan MLS
• 2017-02-01 Sold (MLS) $79,500 REALCOMP
• 2017-01-09 Pending — SW Michigan MLS
• 2016-11-01 Listed $84,900 SW Michigan MLS
• 2016-10-31 Listed $84,900 REALCOMP
• 1999-08-12 Sold (MLS) $49,900 SW Michigan MLS
• 1999-04-15 Listed $49,900 SW Michigan MLS

Property tax history

+0.5%/yr

Latest (2025): $1,405 · -6.0% YoY. Source: county tax records.