3101 Paris Park Dr SE · Kentwood, MI 49512

$319,000

4 bd · 1.5 ba · 1,650 sqft · SingleFamily · 3 Days on market

Built 1969 0.64 ac lot $193/sqft · 20% below area Est $399k · 20% under

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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 +15.0/15.0
• Cash flow +8.1/30.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

Key facts

• Large deck
• Culdesac street
• Private backyard

Tags

• CULDESAC STREET
• PRIVATE BACKYARD
• LARGE DECK
• PEACEFUL BACKYARD RETREAT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet
• Home design: Ranch-style single family residence; Built in 1969
• Construction: Aluminum siding and brick exterior; Asphalt shingle roof; Full basement
• Exterior features: Paved road access; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Storms, screens, replacement and insulated windows; Fireplace; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry room; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (30.9% below list).
• Recommended offer: $220k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Kentwood — 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 (#191 in MI, #4,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: commute C-, crime D, amenities F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 147 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); 50% 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 37% of the median local income ($71k/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 $10k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 31y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $220,285 (30.9% 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. Built in 1969 — 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. Schools are A-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. Crime grade is D 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: 0.69% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (median comp): $399,221
• List price: $319,000
• Delta: -20.09%
• 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
3101 Paris Park Dr SE	0.00mi	4/1.5	1,650 (0%)	0mo	$330,000	$200	100
5600 Wing Ave SE	0.22mi	4/2.0	1,500 (-9%)	1mo	$370,000	$247	72
2716 Sanderling Ct SE	0.51mi	3/2.0 (-1)	1,662 (+1%)	7mo	$370,679	$223	62
2825 Sanderling Ct SE	0.35mi	4/2.5	1,883 (+14%)	0mo	$429,900	$228	56
2664 Plover Dr SE	0.58mi	3/2.0 (-1)	1,743 (+6%)	4mo	$350,000	$201	53
2496 Promise Dr SE	0.63mi	3/2.0 (-1)	1,737 (+5%)	6mo	$517,000	$298	50
2771 Sanderling Ct SE	0.44mi	4/2.5	1,882 (+14%)	4mo	$419,900	$223	49
2693 Plover Dr SE	0.54mi	4/2.5	1,870 (+13%)	1mo	$429,900	$230	48
2738 Sanderling Ct SE	0.48mi	4/2.5	1,883 (+14%)	3mo	$414,900	$220	48
2735 Blooming Bud Ln	0.48mi	4/2.5	1,882 (+14%)	6mo	$414,900	$220	45
5921 Kiverton Ridge Dr SE	0.71mi	4/2.5	1,815 (+10%)	2mo	$410,000	$226	45
2659 Blooming Bud Ln	0.55mi	4/2.5	1,882 (+14%)	7mo	$419,900	$223	41

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 · 6.55% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-63,734
• Equity at exit: $47,564

10-year hold

• IRR: -7.1%
• Equity multiple: 0.49×
• Total profit: $-45,685
• Equity at exit: $27,581

Cash invested: $89,320 (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 49512

• Home prices YoY: -15.9%
• Rents YoY: 6.5%
• Active inventory: 147
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-316

Break-even live

Break-even rent $2,603

Max offer price $263,158

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-226	+0% $-316	+5% $-406	+10% $-497
Rent	-10% $-490	-5% $-403	+0% $-316	+5% $-229	+10% $-142
Rate	-1.0pp $-155	-0.5pp $-235	base $-316	+0.5pp $-399	+1.0pp $-483

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5425 E Paris Ave SE Grand Rapids, MI	1.0–3.0	1.0–2.5	1307	$2,335	$1.79	3d	11	1.10mi
2045 Old Valley Ct SE Kentwood, MI	3.0	2.0	1400	$1,945	$1.39	24d	1	1.34mi
3564 68th St SE Caledonia, MI	4.0	1.0	1900	$2,195	$1.16	44d	1	1.38mi
6901 Hammond Ave SE Unit C Caledonia, MI	4.0	1.0	1355	$1,795	$1.32	44d	1	1.45mi

Listing history 14 events

1. 2026-05-17
   status Pending 619-char remark

   Show marketing remark (620 chars)

   Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

2. 2026-05-17
   status Pending 620-char remark

   Show marketing remark (620 chars)

   Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

3. 2026-05-17
   status Pending

   Show marketing remark (620 chars)

   Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

4. 2026-05-14
   listed $319,000 Active 619-char remark

   Show marketing remark (619 chars)

   Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

5. 2026-05-14
   listed $319,000 Active 620-char remark

   Show marketing remark (619 chars)

   Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

6. 2026-05-14
   listed $319,000 Active

   Show marketing remark (619 chars)

   Great home on a great street - come take a look and fall in love! The location and setting can't be beat: Paris Park Dr. is a culdesac street that leads directly to Paris Park in Kentwood. So, low traffic and a really serene city-maintained park is just down the road. The home itself backs up to undevelopable land making for a private backyard. Inside you have three updated & functional bedrooms above grade and a fourth bedroom (w/ egress) below grade; an updated bathroom and kitchen make for a pleasing aesthetic. To round it all out, sliders lead to a large deck overlooking your peaceful backyard retreat.

7. 2003-07-14
   soldstatus $144,900
8. 2003-07-14
   soldstatus $144,900
9. 2003-03-11
   listed $144,900
10. 2003-03-11
    listed $144,900
11. 1995-06-02
    soldstatus $95,225
12. 1995-06-02
    soldstatus $95,225
13. 1995-04-15
    listed $92,000
14. 1995-04-15
    listed $92,000

ⓘ 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: $3,007 · $251/mo
• Projected year-2 tax: $3,960 · $330/mo
• Expected delta: +$953/yr (+$79/mo · 31.7%)

ⓘ 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: $26,434
• − Mortgage interest: −$17,869
• − Property taxes: −$3,007
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$9,280
• Taxable loss: −$9,546
• Est. tax savings @ 24.0%: +$2,291
• After-tax cash flow: $-1,502/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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Kentwood

• Score: 74/100
• State rank: #191
• US rank: #4892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kentwood, MI
• County: Kent County · 533,805 people
• City population: 130,591
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 18,373
• Household income: $71,329
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1230.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 18% Hispanic / Latino 9% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Iranian 13% American 5% Romanian 3%
• Foreign-born: 17% · Vietnam, Canada, Philippines
• Languages at home: 79% English-only · Russian/Polish/Slavic 4% Spanish 4% Other Indo-European 3%

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: ▼ -43.77%
• Current HPI: 231.7742
• Rent YoY: ▲ 6.55%
• 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

+258.7% since first listed

17 events — show timeline

• 2026-06-09 Sold (MLS) $330,000 MiRealSource-MiMLS
• 2026-06-09 Sold (MLS) $330,000 REALCOMP
• 2026-06-09 Sold (MLS) $330,000 SW Michigan MLS
• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-17 Pending — REALCOMP
• 2026-05-17 Pending — SW Michigan MLS
• 2026-05-14 Listed $319,000 MiRealSource-MiMLS
• 2026-05-14 Listed $319,000 REALCOMP
• 2026-05-14 Listed $319,000 SW Michigan MLS
• 2003-07-14 Sold (MLS) $144,900 REALCOMP
• 2003-07-14 Sold (MLS) $144,900 SW Michigan MLS
• 2003-03-11 Listed $144,900 REALCOMP
• 2003-03-11 Listed $144,900 SW Michigan MLS
• 1995-06-02 Sold (MLS) $95,225 REALCOMP
• 1995-06-02 Sold (MLS) $95,225 SW Michigan MLS
• 1995-04-15 Listed $92,000 REALCOMP
• 1995-04-15 Listed $92,000 SW Michigan MLS

Property tax history

+3.2%/yr

Latest (2025): $3,007 · +2.4% YoY. Source: county tax records.