The Dickenson Plan · Georgetown, MI 49428

$496,400

4 bd · 2.5 ba · 2,429 sqft · SingleFamily · 476 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you value smart style the Dickenson may be the home for you. Its 1 1/2 stories offer nearly 2400 square feet of living area, including a main floor master suite with an entry to the main floor laundry (a design suggestion from our customers). Three more bedrooms and 2 1/2 baths can be found upstairs, plus the upstairs loft can be converted into bedroom number five. Enter the home through either the inviting covered porch or the large family-oriented entrance in the garage, which opens up to the kitchen, featuring an enormous walk-in pantry, island, and wide opening into the gathering area. Main floor decorative arches help elevate the Dickenson's style, as do many custom, built-in options available throughout the home. You can even add an optional bonus room above the garage. The Dickenson: great curb appeal and a smart, stylish choice.

Key facts

• 3 garage spots
• Listed 476 days

🏗️ New construction. The $496,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $606,348.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $496k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (49.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (55.7% below list).
• Recommended offer: $220k (55.7% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 2.6% in Georgetown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Hudsonville Public School District (suburban): math 55% / reading 70% proficiency, ranked #32 of 540 in MI (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Georgetown Elementary School (math 67% / reading 74%, grade A-, #70 of 1,397 statewide, top 5%, 581 students, 10% FRL); Baldwin Street Middle School (math 48% / reading 73%, grade B+, #51 of 493 statewide, top 11%, 844 students, 13% FRL); Hudsonville High School (math 52% / reading 68%, grade C+, #73 of 713 statewide, top 11%, 1,513 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 252 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Ottawa County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($437k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,000 (55.7% 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 476 days. Have you received any prior offers? Is the seller open to a 56% 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. 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?
6. 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.
7. 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.
8. 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: 0.36% ✗
• Cap rate: 1.44%
• Cash-on-cash: -17.33%
• DSCR: 0.23
• GRM: 23.0

CMA / ARV

• ARV (median comp): $606,348
• List price: $496,400
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8316 Bauerridge Ave	0.38mi	4/2.5	2,407 (-1%)	7mo	$589,900	$245	75
8089 Eagle Peak Dr	0.48mi	4/2.5	2,434 (+0%)	5mo	$595,000	$244	73
8366 Bauerridge Ave	0.36mi	4/2.5	2,255 (-7%)	2mo	$560,000	$248	70
8292 Bauer Rdg Ave	0.39mi	4/2.5	2,602 (+7%)	10mo	$589,900	$227	61
3353 Eagle Peak Dr	0.32mi	4/2.5	2,308 (-5%)	18mo	$550,000	$238	61
8143 Eagle Peak Dr	0.42mi	4/2.5	2,479 (+2%)	19mo	$575,900	$232	61
8273 Eagle Peak Dr	0.31mi	4/2.5	2,675 (+10%)	15mo	$595,900	$223	56
8380 Bauerridge Ave	0.36mi	3/3.5 (-1)	2,726 (+12%)	3mo	$559,900	$205	52
8271 Ironstone Ave	0.48mi	4/3.0	2,225 (-8%)	16mo	$455,000	$204	48
8540 Twin Lakes Dr	0.65mi	5/3.0 (+1)	2,266 (-7%)	6mo	$550,000	$243	46
8474 Twin Lakes Dr	0.57mi	4/3.5	2,643 (+9%)	11mo	$512,000	$194	45
8306 Eagle Peak Dr	0.32mi	5/3.0 (+1)	2,758 (+14%)	13mo	$514,500	$187	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -50.8%
• Equity multiple: -0.50×
• Total profit: $-254,412
• Equity at exit: $90,408

10-year hold

• IRR: —
• Equity multiple: -1.49×
• Total profit: $-422,522
• Equity at exit: $52,426

Cash invested: $169,777 (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: 24 active · 12 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $562,000 ($244/sqft)
• Median days on market: 155 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +2.3% vs current asking $/sqft

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

ZIP-level market 49428

• Active inventory: 252
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$3,180
• Tax est. 1.5%: −$758 /mo · $9,095/yr
• Insurance: −$253
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-2,452

Break-even live

Break-even rent $5,304

Max offer price $251,491

Occupancy floor —

Sensitivity live

Price	-10% $-2,033	-5% $-2,243	+0% $-2,452	+5% $-2,662	+10% $-2,871
Rent	-10% $-2,626	-5% $-2,539	+0% $-2,452	+5% $-2,365	+10% $-2,279
Rate	-1.0pp $-2,147	-0.5pp $-2,298	base $-2,452	+0.5pp $-2,609	+1.0pp $-2,769

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: $151,587
• Closing costs: $18,190
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8002 Green Meadow Ct Georgetown Twp, MI	3.0	3.0	1750	$2,200	$1.26	3d	1	1.02mi

Listing history 50 events

1. 2026-09-23
   days on market $496,400 Active 476 DOM
2. 2026-09-22
   days on market $496,400 Active 475 DOM
3. 2026-09-21
   days on market $496,400 Active 474 DOM
4. 2026-09-20
   days on market $496,400 Active 473 DOM
5. 2026-09-19
   days on market $496,400 Active 472 DOM
6. 2026-09-18
   days on market $496,400 Active 471 DOM
7. 2026-09-17
   days on market $496,400 Active 470 DOM
8. 2026-09-16
   days on market $496,400 Active 469 DOM
9. 2026-09-15
   days on market $496,400 Active 468 DOM
10. 2026-09-14
    days on market $496,400 Active 467 DOM
11. 2026-09-13
    days on market $496,400 Active 466 DOM
12. 2026-09-12
    days on market $496,400 Active 465 DOM
13. 2026-09-11
    days on market $496,400 Active 464 DOM
14. 2026-09-05
    days on market $496,400 Active 458 DOM
15. 2026-09-04
    days on market $496,400 Active 457 DOM
16. 2026-09-03
    pricedays on market $496,400 Active 456 DOM
17. 2026-08-31
    days on market $490,900 Active 453 DOM
18. 2026-08-30
    days on market $490,900 Active 452 DOM
19. 2026-08-29
    days on market $490,900 Active 451 DOM
20. 2026-08-28
    days on market $490,900 Active 450 DOM
21. 2026-08-27
    days on market $490,900 Active 449 DOM
22. 2026-08-26
    days on market $490,900 Active 448 DOM
23. 2026-08-25
    days on market $490,900 Active 447 DOM
24. 2026-08-24
    days on market $490,900 Active 446 DOM
25. 2026-08-23
    days on market $490,900 Active 445 DOM
26. 2026-08-22
    days on market $490,900 Active 444 DOM
27. 2026-08-21
    days on market $490,900 Active 443 DOM
28. 2026-08-20
    days on market $490,900 Active 442 DOM
29. 2026-08-19
    days on market $490,900 Active 441 DOM
30. 2026-08-18
    days on market $490,900 Active 440 DOM
31. 2026-08-17
    days on market $490,900 Active 439 DOM
32. 2026-08-16
    days on market $490,900 Active 438 DOM
33. 2026-08-15
    days on market $490,900 Active 437 DOM
34. 2026-08-15
    days on market $490,900 Active 436 DOM
35. 2026-08-13
    days on market $490,900 Active 435 DOM
36. 2026-08-12
    days on market $490,900 Active 434 DOM
37. 2026-08-11
    days on market $490,900 Active 433 DOM
38. 2026-08-10
    days on market $490,900 Active 432 DOM
39. 2026-08-09
    days on market $490,900 Active 431 DOM
40. 2026-08-08
    days on market $490,900 Active 430 DOM
41. 2026-08-07
    days on market $490,900 Active 429 DOM
42. 2026-08-06
    days on market $490,900 Active 428 DOM
43. 2026-08-05
    days on market $490,900 Active 427 DOM
44. 2026-08-04
    days on market $490,900 Active 426 DOM
45. 2026-08-03
    days on market $490,900 Active 425 DOM
46. 2026-07-31
    days on market $490,900 Active 422 DOM
47. 2026-07-30
    days on market $490,900 Active 421 DOM
48. 2026-07-30
    days on market $490,900 Active 420 DOM
49. 2026-07-28
    days on market $490,900 Active 419 DOM
50. 2026-07-26
    days on market $490,900 Active 417 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: $26,400
• − Mortgage interest: −$33,965
• − Property taxes: −$9,095
• − Insurance: −$3,032
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$17,639
• Taxable loss: −$41,555
• Est. tax savings @ 24.0%: +$9,973
• After-tax cash flow: $-19,455/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $12,145–$36,435 screening

The Dickenson Plan is a well-maintained single-family home with good curb appeal and interior condition. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's resale value. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Adding smart home features — Smart home features can enhance the home's appeal and increase its value in the market. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and increase its value in the market. ↑

ⓘ 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.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Bauer Elementary School B+ MI #105/1,397 Nat'l #4,366/41,679 Middle Baldwin Street Middle School B+ MI #51/493 Nat'l #1,738/14,009 High Hudsonville High School C+ MI #73/713 Nat'l #3,545/17,239

Schools (NCES district)

• District: Hudsonville Public School District
• NCES district ID: 2618840
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $69,784
• Composite: 54.98/100
• National rank: #1301
• State rank: #32 of 540 in MI

Livability — Georgetown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ottawa · 313,561 people
• Metro: Grand Rapids-Wyoming-Kentwood, MI
• Population (ZIP): 28,090
• Household income: $92,290
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 19% of renters

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Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 313,561 people
• By 2030: 330,027 · +5.3%
• By 2040: 361,118 · +15.2%
• By 2050: 388,414 · +23.9%
• By 2075: 452,175 · +44.2%
• By 2100: 473,041 · +50.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Iranian 37% Romanian 8% Lithuanian 3%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Spanish 2%

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Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+20.4) · D 39.0% · R 59.5% · Other 1.5%
• 2008→2024 swing: +3.4pp toward D · 2008: -23.9pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+21.5 2016: R+30.4 2012: R+34.2 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -234.19%
• Current HPI: 264.7304
• Rent YoY: —
• Metro: —
• 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

+2.5% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $490,900 Zillow
• 2025-07-15 Price Changed $498,900 Zillow
• 2025-06-04 Listed $479,100 Zillow