320 Nancy St SE · Kentwood, MI 49548

$244,900

4 bd · 1.0 ba · 1,145 sqft · SingleFamily · 12 Days on market

Built 1947 5,445 sqft lot Est $255k · at est.

---

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).

• Cash flow +15.7/30.0
• ARV discount +9.3/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

Key facts

• Private patio
• Tons of storage
• Fenced back

Tags

• FENCED BACK
• PRIVATE PATIO
• TONS OF STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $203k (17.2% below list).
• Recommended offer: $203k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% 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: 111 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 35y 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.
• Current owner paid $80k; list at $245k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,867 (17.2% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $255,335
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5682 Madison Ave SE	0.10mi	3/1.0 (-1)	1,040 (-9%)	2mo	$230,000	$221	74
125 Nora St SE	0.22mi	3/1.0 (-1)	1,056 (-8%)	4mo	$197,900	$187	68
5550 Claudia Ave SE	0.21mi	3/1.0 (-1)	1,055 (-8%)	10mo	$260,000	$246	64
5555 Claudia Ave SE	0.18mi	3/1.0 (-1)	996 (-13%)	3mo	$236,000	$237	62
5350 Mick Ave SE	0.35mi	3/1.0 (-1)	996 (-13%)	6mo	$222,500	$223	52
124 Nancy St SE	0.22mi	3/1.0 (-1)	1,307 (+14%)	13mo	$235,000	$180	50
36 Peony St SW	0.75mi	3/1.0 (-1)	1,152 (+1%)	11mo	$197,000	$171	50
431 Tampa St SE	0.47mi	3/1.0 (-1)	996 (-13%)	6mo	$230,000	$231	46
725 52nd St SE	0.74mi	3/1.5 (-1)	1,198 (+5%)	6mo	$300,000	$250	46
5053 Jonfield Ave SE	0.72mi	3/2.5 (-1)	1,132 (-1%)	11mo	$288,000	$254	44
5315 Pinebrook Ave SE	0.47mi	3/1.0 (-1)	1,305 (+14%)	8mo	$218,000	$167	43
5644 Haughey Ave SW Ave SW	0.69mi	3/1.0 (-1)	1,020 (-11%)	9mo	$195,000	$191	37

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-33,013
• Equity at exit: $36,515

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-20,406
• Equity at exit: $21,174

Cash invested: $68,572 (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 49548

• Active inventory: 111
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $106

Break-even live

Break-even rent $1,894

Max offer price $244,900

Occupancy floor 90%

Sensitivity live

Price	-10% $245	-5% $175	+0% $106	+5% $37	+10% $-32
Rent	-10% $-54	-5% $26	+0% $106	+5% $186	+10% $266
Rate	-1.0pp $229	-0.5pp $168	base $106	+0.5pp $43	+1.0pp $-22

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	12d	1	0.20mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	4d	1	0.84mi
1244 Katrina Dr SE Grand Rapids, MI	3.0	1.5	1144	$1,885	$1.65	16d	1	1.13mi
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	4d	8	1.18mi
1471 Brookmark St SE Grand Rapids, MI	5.0	2.0	1022	$2,295	$2.25	25d	1	1.42mi

Listing history 37 events

1. 2026-06-14
   statusdays on market $244,900 Pending 12 DOM
2. 2026-06-13
   days on market $244,900 Active 11 DOM
3. 2026-06-10
   days on market $244,900 Active 9 DOM
4. 2026-06-09
   status $244,900 Active 8 DOM
5. 2026-04-24
   status Pending 788-char remark

   Show marketing remark (788 chars)

   Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

6. 2026-04-24
   status Pending 788-char remark

   Show marketing remark (788 chars)

   Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

7. 2026-04-24
   status Pending

   Show marketing remark (788 chars)

   Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

8. 2026-04-16
   listed $244,900 Active 788-char remark

   Show marketing remark (788 chars)

   Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

9. 2026-04-16
   listed $244,900 Active 788-char remark

   Show marketing remark (788 chars)

   Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

10. 2026-04-16
    listed $244,900 Active

    Show marketing remark (788 chars)

    Welcome to 320 Nancy street se Kentwood! This amazing opportunity to own a four bedroom home in Kentwood, Michigan is here. Main level includes two bedrooms, full bathroom, living room and kitchen. Upstairs you will find two more spacious bedrooms with a bonus landing and tons of storage throughout. Easy living with just under 1200 total sq/ft to maintain, fenced back, and cute curb appeal. Convenient location, desirable Kentwood school district, and near maintenance free living make this a great deal. Home has no garage and home has no basement. Taxes are low and utilities are reasonable. Back yard is mostly fenced with a private patio just off the kitchen. Make this home yours today priced to sell. Home has just been professionally cleaned, all appliances are included. Enjoy!

11. 2016-01-11
    soldstatus $79,900
12. 2015-12-31
    soldstatus $79,900
13. 2015-12-31
    soldstatus $79,900 Sold
14. 2015-11-14
    status Pending
15. 2015-11-05
    status Active
16. 2015-10-28
    status Pending
17. 2015-10-15
    status Active
18. 2015-10-12
    status Pending
19. 2015-09-14
    listed $79,900 Active
20. 2015-09-09
    listed $79,900
21. 2015-01-19
    historical
22. 2006-04-13
    soldstatus $92,700
23. 2006-03-30
    soldstatus $92,700
24. 2006-03-30
    soldstatus $92,700
25. 2006-01-30
    listed $95,000
26. 2006-01-30
    listed $95,000
27. 1996-05-31
    soldstatus $60,000
28. 1996-05-31
    soldstatus $60,000
29. 1996-04-23
    listed $64,500
30. 1996-04-23
    listed $64,500
31. 1991-12-31
    soldstatus $45,000
32. 1991-12-31
    soldstatus $45,000
33. 1991-09-10
    listed $44,900
34. 1991-09-10
    listed $44,900
35. 1991-07-31
    historical
36. 1991-05-14
    listed $48,900
37. 1991-05-14
    listed $48,900

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $2,547 · $212/mo
• Expected delta: +$1,225/yr (+$102/mo · 92.6%)

ⓘ 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: $24,344
• − Mortgage interest: −$13,718
• − Property taxes: −$1,322
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$7,124
• Taxable loss: −$2,940
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,979/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): 34,777
• Household income: $61,636
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 781.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 16% Black 15% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 4%
• Common ancestry: Iranian 10% Romanian 4% Lithuanian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 14% Vietnamese 2% French/Haitian/Cajun 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: ▼ -208.41%
• Current HPI: 325.8096
• Rent YoY: —
• 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

+400.8% since first listed

33 events — show timeline

• 2026-04-24 Pending — REALCOMP
• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — SW Michigan MLS
• 2026-04-16 Listed $244,900 REALCOMP
• 2026-04-16 Listed $244,900 SW Michigan MLS
• 2026-04-16 Listed $244,900 MiRealSource-MiMLS
• 2016-01-11 Sold (Public Records) $79,900 Public Records
• 2015-12-31 Sold (MLS) $79,900 SW Michigan MLS
• 2015-12-31 Sold (MLS) $79,900 REALCOMP
• 2015-11-14 Pending — SW Michigan MLS
• 2015-11-05 Relisted — SW Michigan MLS
• 2015-10-28 Pending — SW Michigan MLS
• 2015-10-15 Relisted — SW Michigan MLS
• 2015-10-12 Pending — SW Michigan MLS
• 2015-09-14 Listed $79,900 SW Michigan MLS
• 2015-09-09 Listed $79,900 REALCOMP
• 2015-01-19 Listing Removed — SW Michigan MLS
• 2006-04-13 Sold (Public Records) $92,700 Public Records
• 2006-03-30 Sold (MLS) $92,700 REALCOMP
• 2006-03-30 Sold (MLS) $92,700 SW Michigan MLS
• 2006-01-30 Listed $95,000 REALCOMP
• 2006-01-30 Listed $95,000 SW Michigan MLS
• 1996-05-31 Sold (MLS) $60,000 REALCOMP
• 1996-05-31 Sold (MLS) $60,000 SW Michigan MLS
• 1996-04-23 Listed $64,500 REALCOMP
• 1996-04-23 Listed $64,500 SW Michigan MLS
• 1991-12-31 Sold (MLS) $45,000 REALCOMP
• 1991-12-31 Sold (MLS) $45,000 SW Michigan MLS
• 1991-09-10 Listed $44,900 REALCOMP
• 1991-09-10 Listed $44,900 SW Michigan MLS
• 1991-07-31 Listing Removed — REALCOMP
• 1991-05-14 Listed $48,900 REALCOMP
• 1991-05-14 Listed $48,900 SW Michigan MLS

Property tax history

+2.1%/yr

Latest (2025): $1,322 · -12.8% YoY. Source: county tax records.