2941 Parkside Dr #88 · Jenison, MI 49428

$289,900

3 bd · 2.0 ba · 1,058 sqft · Condo public records · 14 Days on market

Built 1993 $375/mo HOA · 22% of rent

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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
• Schools +5.5/10.0
• Cash flow +3.8/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

Key facts

• 2-stall garage
• New flooring
• Tennis courts

Tags

• NEW FLOORING
• MAIN AND LOWER-LEVEL LAUNDRY
• SPACIOUS LAYOUT
• 3-SEASON PORCH
• 2-STALL GARAGE
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Association dues (fee listed); Association amenities include a playground and tennis courts; Association fee includes water, trash, sewer, snow removal, lawn/yard care, and cable/satellite

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Public water; Electric water heater
• Home design: Traditional-style condominium; Living area listed as 2,116
• Construction: Built in 1993; Vinyl siding; Asphalt roof; Foundation: full basement
• Exterior features: Site condo; Paved road access; Public water

Interior

• Kitchen: Kitchen (approx. 12 x 11); Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (approx. 14 x 12); Bedroom 2 (approx. 11 x 10); Bedroom 3 (approx. 11 x 13)
• Bathrooms: Two full bathrooms (one approx. 10 x 6, the other approx. 7 x 6)
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Total of 6 rooms; Full basement; Workshop (approx. 14 x 12)
• Laundry & utility: Washer; Dryer; Stackable laundry on main; Laundry room (approx. 11 x 10 and a separate 4 x 4 laundry area listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-843 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (51.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (41.6% below list).
• Recommended offer: $141k (51.3% below list) — sets the bar for cash-flow.

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.
• Market conditions: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,056 (51.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.58% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.46%
• DSCR: 0.45
• GRM: 14.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -39.3%
• Equity multiple: -0.24×
• Total profit: $-100,506
• Equity at exit: $43,225

10-year hold

• IRR: -60.7%
• Equity multiple: -0.92×
• Total profit: $-156,072
• Equity at exit: $25,065

Cash invested: $81,172 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$121
• HOA: −$375
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-843

Break-even live

Break-even rent $2,761

Max offer price $141,056

Occupancy floor —

Sensitivity live

Price	-10% $-678	-5% $-761	+0% $-843	+5% $-925	+10% $-1,007
Rent	-10% $-976	-5% $-910	+0% $-843	+5% $-776	+10% $-709
Rate	-1.0pp $-697	-0.5pp $-769	base $-843	+0.5pp $-918	+1.0pp $-994

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2852 Green Meadow Dr Unit J Georgetown Township, MI	2.0	1.0	1350	$1,650	$1.22	4d	1	0.14mi
7999 Green Meadow Ct Apt 1 Georgetown Township, MI	3.0	1.5	1200	$1,745	$1.45	45d	1	0.18mi
8043 20th Ave Jenison, MI	2.0	1.5	1200	$1,700	$1.42	45d	1	1.22mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-20
   status Pending 626-char remark

   Show marketing remark (626 chars)

   Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

2. 2026-04-20
   status Pending 626-char remark

   Show marketing remark (626 chars)

   Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

3. 2026-04-20
   status Pending

   Show marketing remark (626 chars)

   Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

4. 2026-04-06
   listed $289,900 Active 626-char remark

   Show marketing remark (626 chars)

   Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

5. 2026-04-06
   listed $289,900 Active 626-char remark

   Show marketing remark (626 chars)

   Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

6. 2026-04-06
   listed $289,900 Active

   Show marketing remark (626 chars)

   Welcome home to this beautifully updated 3-bedroom, 2 full bath condo in Georgetown Township! Featuring new flooring , this move-in-ready home offers both comfort and convenience. Enjoy the flexibility of main and lower-level laundry, making everyday living a breeze. The spacious layout provides plenty of room to relax or entertain, while the 3-season porch is the perfect spot to unwind. Additional highlights include a 2-stall garage for ample storage and parking. Take advantage of fantastic community amenities, including tennis courts right within the condo association--perfect for staying active just steps from home.

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $3,223 · $269/mo
• Expected delta: +$1,242/yr (+$103/mo · 62.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,333
• − Mortgage interest: −$16,239
• − Property taxes: −$1,981
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$4,500
• − Depreciation: −$8,433
• Taxable loss: −$15,523
• Est. tax savings @ 24.0%: +$3,726
• After-tax cash flow: $-6,385/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: 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

+0.0% since first listed

6 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — SW Michigan MLS
• 2026-04-06 Listed $289,900 REALCOMP
• 2026-04-06 Listed $289,900 SW Michigan MLS
• 2026-04-06 Listed $289,900 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $1,981 · +3.9% YoY. Source: county tax records.