The Dickenson Plan · Jenison, MI 49428

$490,900

4 bd · 2.5 ba · 2,429 sqft · SingleFamily · 382 Days on market

Good condition

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.5/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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 382 days

🏗️ New construction. The $490,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $596,944.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $491k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $491k).
• Recommended offer: $432k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.3% in Jenison — 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 74/100 on livability (#178 in MI, #4,596 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• 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: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 382 days — a 12% lower offer ($432k) is reasonable based on typical stale-listing flexibility.

Recommended offer $431,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 382 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $596,944
• List price: $490,900
• Delta: -17.76%
• 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%)	4mo	$589,900	$245	77
8089 Eagle Peak Dr	0.48mi	4/2.5	2,434 (+0%)	2mo	$595,000	$244	76
8292 Bauer Rdg Ave	0.39mi	4/2.5	2,602 (+7%)	7mo	$589,900	$227	64
3353 Eagle Peak Dr	0.32mi	4/2.5	2,308 (-5%)	15mo	$550,000	$238	64
8143 Eagle Peak Dr	0.42mi	4/2.5	2,479 (+2%)	16mo	$575,900	$232	64
3367 Eagle Peak Dr	0.30mi	4/2.5	2,535 (+4%)	23mo	$555,000	$219	59
8291 Bauerridge Ave	0.35mi	5/3.5 (+1)	2,437 (+0%)	23mo	$488,000	$200	55
8253 Eagle Peak Dr	0.45mi	4/2.5	2,308 (-5%)	21mo	$546,210	$237	53
8271 Ironstone Ave	0.48mi	4/3.0	2,225 (-8%)	13mo	$455,000	$204	50
8540 Twin Lakes Dr	0.65mi	5/3.0 (+1)	2,266 (-7%)	3mo	$550,000	$243	49
8474 Twin Lakes Dr	0.57mi	4/3.5	2,643 (+9%)	8mo	$512,000	$194	48
8306 Eagle Peak Dr	0.32mi	5/3.0 (+1)	2,758 (+14%)	10mo	$514,500	$187	47

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-57,493
• Equity at exit: $89,006

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $713
• Equity at exit: $51,613

Cash invested: $167,144 (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 49428

• Active inventory: 143
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$3,130
• Tax est. 1.5%: −$746 /mo · $8,954/yr
• Insurance: −$249
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $615

Break-even live

Break-even rent $5,222

Max offer price $596,944

Occupancy floor 85%

Sensitivity live

Price	-10% $1,027	-5% $821	+0% $615	+5% $408	+10% $202
Rent	-10% $141	-5% $378	+0% $615	+5% $852	+10% $1,089
Rate	-1.0pp $915	-0.5pp $766	base $615	+0.5pp $460	+1.0pp $303

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: $149,236
• Closing costs: $17,908
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7269 Yellowstone Dr Hudsonville, MI	4.0	3.0	2566	$6,000	$2.34	16d	1	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $490,900 Active 382 DOM
2. 2026-06-18
   days on market $490,900 Active 379 DOM
3. 2026-06-17
   days on market $490,900 Active 378 DOM
4. 2026-06-16
   days on market $490,900 Active 377 DOM
5. 2026-06-15
   days on market $490,900 Active 376 DOM
6. 2026-06-14
   days on market $490,900 Active 374 DOM
7. 2026-06-10
   days on market $490,900 Active 371 DOM
8. 2026-06-09
   days on market $490,900 Active 370 DOM
9. 2026-06-08
   days on market $490,900 Active 369 DOM
10. 2026-06-07
    days on market $490,900 Active 368 DOM
11. 2026-06-03
    days on market $490,900 Active 364 DOM
12. 2026-06-03
    days on market $490,900 Active 363 DOM
13. 2026-06-01
    days on market $490,900 Active 362 DOM
14. 2026-05-31
    days on market $490,900 Active 361 DOM
15. 2026-04-03
    price $490,900 851-char remark

    Show marketing remark (851 chars)

    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.

16. 2025-07-15
    price $498,900 851-char remark

    Show marketing remark (851 chars)

    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.

17. 2025-06-04
    listed $479,100 Active 851-char remark

    Show marketing remark (851 chars)

    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.

ⓘ 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: $72,000
• − Mortgage interest: −$33,438
• − Property taxes: −$8,954
• − Insurance: −$2,985
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$17,366
• Taxable loss: −$2,263
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $7,919/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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: 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 — Jenison

• Score: 74/100
• State rank: #178
• US rank: #4596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,090
• Population (ZIP): 28,090

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%

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%

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

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