The Yukon Plan · Georgetown, MI 49428

$486,700

4 bd · 2.5 ba · 2,652 sqft · SingleFamily · 382 Days on market

Excellent 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.5/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If it's all about space, the Yukon is the ideal plan to maximize your "space-per-dollar. " Describing it truly exhausts the adjectives for "large. " There is the massive great room, the spacious living room, and a huge family entrance into a sizeable laundry room. Upstairs, you'll find 4 roomy bedrooms, including a substantial owner's suite with walk-in closet and cozy sitting area. The "spacefest" continues on the second floor with yet another room, which could become a game room, home theatre, craft room…the possibilities are endless! If you seek to invest your money in pure and useful living space . . . The Yukon is for you!

Key facts

• 2 garage spots
• Listed 382 days

🏗️ New construction. The $486,700 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $605,352.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $487k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $487k).
• Recommended offer: $428k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• 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 ($428k) is reasonable based on typical stale-listing flexibility.

Recommended offer $428,296 (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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $605,352
• List price: $486,700
• Delta: -19.60%
• 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
8292 Bauer Rdg Ave	0.39mi	4/2.5	2,602 (-2%)	7mo	$589,900	$227	73
8316 Bauerridge Ave	0.38mi	4/2.5	2,407 (-9%)	4mo	$589,900	$245	63
8306 Eagle Peak Dr	0.32mi	5/3.0 (+1)	2,758 (+4%)	10mo	$514,500	$187	63
8089 Eagle Peak Dr	0.48mi	4/2.5	2,434 (-8%)	2mo	$595,000	$244	63
8474 Twin Lakes Dr	0.57mi	4/3.5	2,643 (-0%)	8mo	$512,000	$194	62
8285 Bauerridge Ave	0.37mi	4/3.0	2,898 (+9%)	6mo	$599,900	$207	60
8143 Eagle Peak Dr	0.42mi	4/2.5	2,479 (-6%)	16mo	$575,900	$232	56
3353 Eagle Peak Dr	0.32mi	4/2.5	2,308 (-13%)	15mo	$550,000	$238	51
8643 Twin Lakes Dr	0.74mi	4/2.5	2,813 (+6%)	14mo	$540,000	$192	43
8291 Bauerridge Ave	0.35mi	5/3.5 (+1)	2,437 (-8%)	23mo	$488,000	$200	42
8253 Eagle Peak Dr	0.45mi	4/2.5	2,308 (-13%)	21mo	$546,210	$237	40
8540 Twin Lakes Dr	0.65mi	5/3.0 (+1)	2,266 (-15%)	3mo	$550,000	$243	36

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-62,556
• Equity at exit: $90,260

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-8,461
• Equity at exit: $52,340

Cash invested: $169,499 (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): −$3,175
• Tax est. 1.5%: −$757 /mo · $9,080/yr
• Insurance: −$252
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $557

Break-even live

Break-even rent $5,296

Max offer price $605,352

Occupancy floor 86%

Sensitivity live

Price	-10% $975	-5% $766	+0% $557	+5% $347	+10% $138
Rent	-10% $83	-5% $320	+0% $557	+5% $794	+10% $1,031
Rate	-1.0pp $861	-0.5pp $711	base $557	+0.5pp $400	+1.0pp $240

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: $151,338
• Closing costs: $18,161
• 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	15d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $486,700 Active 382 DOM
2. 2026-06-18
   days on market $486,700 Active 379 DOM
3. 2026-06-17
   days on market $486,700 Active 378 DOM
4. 2026-06-16
   days on market $486,700 Active 377 DOM
5. 2026-06-15
   days on market $486,700 Active 376 DOM
6. 2026-06-14
   days on market $486,700 Active 374 DOM
7. 2026-06-10
   days on market $486,700 Active 371 DOM
8. 2026-06-09
   days on market $486,700 Active 370 DOM
9. 2026-06-08
   days on market $486,700 Active 369 DOM
10. 2026-06-07
    days on market $486,700 Active 368 DOM
11. 2026-06-03
    days on market $486,700 Active 364 DOM
12. 2026-06-03
    days on market $486,700 Active 363 DOM
13. 2026-06-01
    days on market $486,700 Active 362 DOM
14. 2026-05-31
    days on market $486,700 Active 361 DOM
15. 2026-04-03
    price $486,700 672-char remark

    Show marketing remark (672 chars)

    If it's all about space, the Yukon is the ideal plan to maximize your "space-per-dollar. " Describing it truly exhausts the adjectives for "large. " There is the massive great room, the spacious living room, and a huge family entrance into a sizeable laundry room. Upstairs, you'll find 4 roomy bedrooms, including a substantial owner's suite with walk-in closet and cozy sitting area. The "spacefest" continues on the second floor with yet another room, which could become a game room, home theatre, craft room…the possibilities are endless! If you seek to invest your money in pure and useful living space . . . The Yukon is for you!

16. 2025-08-05
    price $488,500 672-char remark

    Show marketing remark (672 chars)

    If it's all about space, the Yukon is the ideal plan to maximize your "space-per-dollar. " Describing it truly exhausts the adjectives for "large. " There is the massive great room, the spacious living room, and a huge family entrance into a sizeable laundry room. Upstairs, you'll find 4 roomy bedrooms, including a substantial owner's suite with walk-in closet and cozy sitting area. The "spacefest" continues on the second floor with yet another room, which could become a game room, home theatre, craft room…the possibilities are endless! If you seek to invest your money in pure and useful living space . . . The Yukon is for you!

17. 2025-07-15
    price $496,200 672-char remark

    Show marketing remark (672 chars)

    If it's all about space, the Yukon is the ideal plan to maximize your "space-per-dollar. " Describing it truly exhausts the adjectives for "large. " There is the massive great room, the spacious living room, and a huge family entrance into a sizeable laundry room. Upstairs, you'll find 4 roomy bedrooms, including a substantial owner's suite with walk-in closet and cozy sitting area. The "spacefest" continues on the second floor with yet another room, which could become a game room, home theatre, craft room…the possibilities are endless! If you seek to invest your money in pure and useful living space . . . The Yukon is for you!

18. 2025-06-04
    listed $477,800 Active 672-char remark

    Show marketing remark (672 chars)

    If it's all about space, the Yukon is the ideal plan to maximize your "space-per-dollar. " Describing it truly exhausts the adjectives for "large. " There is the massive great room, the spacious living room, and a huge family entrance into a sizeable laundry room. Upstairs, you'll find 4 roomy bedrooms, including a substantial owner's suite with walk-in closet and cozy sitting area. The "spacefest" continues on the second floor with yet another room, which could become a game room, home theatre, craft room…the possibilities are endless! If you seek to invest your money in pure and useful living space . . . The Yukon is for you!

ⓘ 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: −$33,909
• − Property taxes: −$9,080
• − Insurance: −$3,027
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$17,610
• Taxable loss: −$3,146
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $7,434/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 · 3 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers. ↑

ⓘ 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 — Georgetown

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

Census & demographics

• 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

+1.9% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $486,700 Zillow
• 2025-08-05 Price Changed $488,500 Zillow
• 2025-07-15 Price Changed $496,200 Zillow
• 2025-06-04 Listed $477,800 Zillow