1211 Plymouth Ave SE · Grand Rapids, MI 49506

$274,900

3 bd · 2.5 ba · 1,627 sqft · SingleFamily public records · 6 Days on market

Built 1960 7,579 sqft lot $169/sqft · 47% below area

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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
• Cash flow +7.4/30.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Schedule your showing today! Come check this 3 bed, 3 bath home out, with a walk out basement located on a corner lot. Explore the endless possibilities.

Key facts

• 7,579 sq ft lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.3% below list).
• Recommended offer: $213k (22.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#44 in MI, #939 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Grand Rapids Public Schools (urban): math 15% / reading 29% proficiency, ranked #451 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 202 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 30 sale attempts since 37y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,717 (22.6% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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: 0.87% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 9.6

CMA / ARV

• ARV (median comp): $821,189
• List price: $274,900
• Delta: -63.48%
• 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
1064 Santa Barbara Dr SE	0.19mi	3/2.0	1,709 (+5%)	11mo	$725,000	$424	72
2155 Burchard St SE	0.54mi	3/2.0	1,743 (+7%)	2mo	$600,000	$344	59
1757 Warwick Rd SE	0.71mi	4/2.0 (+1)	1,607 (-1%)	1mo	$402,000	$250	57
2232 Estelle Dr SE	0.64mi	4/2.5 (+1)	1,590 (-2%)	7mo	$475,000	$299	56
709 Gladstone Dr SE	0.67mi	3/1.5	1,574 (-3%)	8mo	$455,000	$289	52
2139 Anderson Dr SE	0.48mi	3/2.0	1,782 (+10%)	11mo	$555,000	$311	50
1771 Warwick Rd SE	0.73mi	3/2.0	1,648 (+1%)	15mo	$390,100	$237	49
1353 Pinecrest Ave SE	0.52mi	3/1.5	1,866 (+15%)	2mo	$575,000	$308	45
2052 Gorham Dr SE	0.69mi	3/2.0	1,484 (-9%)	10mo	$449,900	$303	42
2344 Burchard St SE	0.74mi	3/1.0	1,800 (+11%)	1mo	$405,000	$225	41
1432 Eastlawn Rd SE	0.73mi	3/1.0	1,493 (-8%)	9mo	$335,000	$224	39
2246 Estelle Dr SE	0.67mi	4/2.0 (+1)	1,814 (+12%)	15mo	$410,000	$226	30

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.26×
• Total profit: $-56,949
• Equity at exit: $40,988

10-year hold

• IRR: -5.7%
• Equity multiple: 0.56×
• Total profit: $-33,989
• Equity at exit: $23,768

Cash invested: $76,972 (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 49506

• Rents YoY: 6.9%
• Active inventory: 202
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$679 /mo · $8,152/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-352

Break-even live

Break-even rent $2,830

Max offer price $212,717

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-274	+0% $-352	+5% $-430	+10% $-508
Rent	-10% $-540	-5% $-446	+0% $-352	+5% $-258	+10% $-164
Rate	-1.0pp $-214	-0.5pp $-282	base $-352	+0.5pp $-423	+1.0pp $-496

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	44d	1	0.39mi
1353 Pinecrest Ave SE Grand Rapids, MI	3.0	1.5	1866	$3,500	$1.88	15d	1	0.52mi
1027 Underwood Ave SE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	15d	1	0.71mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	44d	1	1.08mi
1333 Wealthy St SE Unit 2 Grand Rapids, MI	2.0	1.0	1113	$1,900	$1.71	44d	1	1.16mi
325 Norwood Ave SE Grand Rapids, MI	3.0	1.5	1398	$2,700	$1.93	24d	1	1.16mi
258 Orchard Hill St SE Grand Rapids, MI	3.0	1.0	1300	$1,900	$1.46	44d	1	1.39mi
2612 Ardmore St SE Grand Rapids, MI	2.0	1.0	1100	$1,600	$1.45	24d	1	1.40mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	14d	1	1.41mi
729 Bates St SE Unit 1 Grand Rapids, MI	4.0	3.5	1576	$2,395	$1.52	44d	1	1.42mi

Listing history 50 events

1. 2026-06-18
   days on market $274,900 Active 6 DOM
2. 2026-06-17
   days on market $274,900 Active 5 DOM
3. 2026-06-16
   days on market $274,900 Active 4 DOM
4. 2026-06-15
   days on market $274,900 Active 3 DOM
5. 2026-06-13
   pricestatusdays on marketlisting id $274,900 Active 1 DOM
6. 2026-05-07
   historical
7. 2026-05-06
   historical
8. 2026-04-21
   listed $299,900 Active
9. 2026-04-21
   listed $299,900 Active
10. 2026-02-01
    historical
11. 2026-02-01
    historical
12. 2026-01-03
    price $375,000
13. 2026-01-02
    price $375,000
14. 2025-12-23
    price $379,000
15. 2025-12-22
    price $379,000
16. 2025-12-07
    listed $389,000 Active
17. 2025-12-06
    listed $389,000 Active
18. 2025-10-10
    status Pending
19. 2025-10-10
    status Pending
20. 2025-10-06
    historical
21. 2025-10-06
    historical
22. 2025-08-26
    price $359,000
23. 2025-08-25
    price $359,000
24. 2025-08-03
    price $379,000
25. 2025-08-03
    price $379,000
26. 2025-07-09
    price $399,000
27. 2025-07-08
    price $399,000
28. 2025-06-19
    status Active
29. 2025-06-19
    historical
30. 2025-06-12
    price $409,000
31. 2025-06-11
    price $409,000
32. 2025-06-03
    price $419,000
33. 2025-06-03
    price $419,000
34. 2025-05-25
    price $428,900
35. 2025-05-24
    price $428,900
36. 2025-05-08
    listed $429,000 Active
37. 2025-05-08
    listed $429,000 Active
38. 2021-11-08
    soldstatus $260,000
39. 2021-10-01
    historical
40. 2021-09-29
    soldstatus $260,000 Sold
41. 2021-09-29
    soldstatus $260,000 Sold
42. 2021-06-15
    status Pending
43. 2021-06-15
    status Pending
44. 2021-06-10
    listed $249,900 Active
45. 2021-06-10
    listed $249,900 Active
46. 2021-06-10
    listed $249,900
47. 2015-02-09
    historical
48. 2015-01-28
    historical
49. 2015-01-28
    historical
50. 2010-05-14
    soldstatus $76,100

ⓘ 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: $8,152 · $679/mo
• Projected year-2 tax: $8,152 · $679/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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: $28,610
• − Mortgage interest: −$15,399
• − Property taxes: −$8,152
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − Depreciation: −$7,997
• Taxable loss: −$8,890
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-2,090/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: Grand Rapids Public Schools
• NCES district ID: 2616440
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $40,612
• Composite: 18.62/100
• National rank: #8899
• State rank: #451 of 540 in MI

Livability — Grand Rapids

• Score: 83/100
• State rank: #44
• US rank: #939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Rapids, MI
• County: Kent County · 533,805 people
• City population: 181,325
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,673
• Household income: $118,131
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 544.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -367.25%
• Current HPI: 316.2553
• Rent YoY: ▲ 6.92%
• 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

+201.4% since first listed

83 events — show timeline

• 2026-05-07 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — REALCOMP
• 2026-04-21 Listed $299,900 REALCOMP
• 2026-04-21 Listed $299,900 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-03 Price Changed $375,000 MiRealSource-MiMLS
• 2026-01-02 Price Changed $375,000 REALCOMP
• 2025-12-23 Price Changed $379,000 MiRealSource-MiMLS
• 2025-12-22 Price Changed $379,000 REALCOMP
• 2025-12-07 Listed $389,000 REALCOMP
• 2025-12-06 Listed $389,000 MiRealSource-MiMLS
• 2025-10-10 Pending — REALCOMP
• 2025-10-10 Pending — MiRealSource-MiMLS
• 2025-10-06 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Listing Removed — REALCOMP
• 2025-08-26 Price Changed $359,000 MiRealSource-MiMLS
• 2025-08-25 Price Changed $359,000 REALCOMP
• 2025-08-03 Price Changed $379,000 MiRealSource-MiMLS
• 2025-08-03 Price Changed $379,000 REALCOMP
• 2025-07-09 Price Changed $399,000 MiRealSource-MiMLS
• 2025-07-08 Price Changed $399,000 REALCOMP
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Listing Removed — REALCOMP
• 2025-06-12 Price Changed $409,000 MiRealSource-MiMLS
• 2025-06-11 Price Changed $409,000 REALCOMP
• 2025-06-03 Price Changed $419,000 MiRealSource-MiMLS
• 2025-06-03 Price Changed $419,000 REALCOMP
• 2025-05-25 Price Changed $428,900 MiRealSource-MiMLS
• 2025-05-24 Price Changed $428,900 REALCOMP
• 2025-05-08 Listed $429,000 REALCOMP
• 2025-05-08 Listed $429,000 MiRealSource-MiMLS
• 2021-11-08 Sold (Public Records) $260,000 Public Records
• 2021-10-01 Listing Removed — SW Michigan MLS
• 2021-09-29 Sold (MLS) $260,000 SW Michigan MLS
• 2021-09-29 Sold (MLS) $260,000 REALCOMP
• 2021-06-15 Pending — REALCOMP
• 2021-06-15 Pending — SW Michigan MLS
• 2021-06-10 Listed $249,900 MiRealSource-MiMLS
• 2021-06-10 Listed $249,900 SW Michigan MLS
• 2021-06-10 Listed $249,900 REALCOMP
• 2015-02-09 Listing Removed — SW Michigan MLS
• 2015-01-28 Listing Removed — SW Michigan MLS
• 2015-01-28 Listing Removed — SW Michigan MLS
• 2010-05-14 Sold (MLS) $76,100 REALCOMP
• 2010-05-14 Sold (MLS) $76,100 SW Michigan MLS
• 2010-03-26 Listed $78,000 REALCOMP
• 2010-03-26 Listed $78,000 SW Michigan MLS
• 2009-11-06 Listing Removed — REALCOMP
• 2009-05-06 Listed $99,900 REALCOMP
• 2009-05-06 Listed $99,900 SW Michigan MLS
• 2007-04-13 Sold (Public Records) $132,000 Public Records
• 2007-04-02 Sold (MLS) $132,000 REALCOMP
• 2007-04-02 Sold (MLS) $132,000 SW Michigan MLS
• 2006-08-29 Listed $139,900 REALCOMP
• 2006-08-29 Listed $139,900 SW Michigan MLS
• 2005-04-29 Sold (Public Records) $138,000 Public Records
• 2005-04-29 Sold (Public Records) $138,000 Public Records
• 2005-04-08 Sold (MLS) $138,800 REALCOMP
• 2005-04-08 Sold (MLS) $138,800 SW Michigan MLS
• 2005-01-17 Listed $145,000 REALCOMP
• 2005-01-17 Listed $145,000 SW Michigan MLS
• 2003-05-20 Sold (MLS) $128,000 REALCOMP
• 2003-05-20 Sold (MLS) $128,000 SW Michigan MLS
• 2003-02-03 Listed $131,900 REALCOMP
• 2003-02-03 Listed $131,900 SW Michigan MLS
• 1999-05-29 Sold (MLS) $107,000 REALCOMP
• 1999-05-29 Sold (MLS) $107,000 SW Michigan MLS
• 1999-01-16 Listed $109,900 REALCOMP
• 1999-01-16 Listed $109,900 SW Michigan MLS
• 1995-08-15 Sold (MLS) $102,000 REALCOMP
• 1995-08-15 Sold (MLS) $102,000 SW Michigan MLS
• 1995-05-02 Listed $109,900 REALCOMP
• 1995-05-02 Listed $109,900 SW Michigan MLS
• 1990-04-02 Sold (MLS) $93,000 REALCOMP
• 1990-04-02 Sold (MLS) $93,000 SW Michigan MLS
• 1990-01-19 Listed $99,500 REALCOMP
• 1990-01-19 Listed $99,500 SW Michigan MLS
• 1990-01-18 Listing Removed — REALCOMP
• 1989-12-18 Listed $99,500 REALCOMP
• 1989-12-18 Listed $99,500 SW Michigan MLS
• 1989-10-17 Listed $99,500 REALCOMP
• 1989-10-17 Listed $99,500 SW Michigan MLS

Property tax history

+13.5%/yr

Latest (2025): $8,152 · +52.1% YoY. Source: county tax records.