3012 Hunters Dr SW · Jenison, MI 49428

$550,000

4 bd · 3.5 ba · 1,621 sqft · SingleFamily public records · 4 Days on market

Built 2001 1.14 ac lot $21/mo HOA · 1% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this custom ranch home in Hager Park West! Tastefully decorated, the open concept main level living space features a large kitchen with granite countertops, center island, recently refinished hardwood floors (2026), a spacious living room with gas-log fireplace, built-ins, large windows with a slider door that opens to the deck where you can enjoy the private wooded back yard. Main level also offers a primary suite, a second bedroom with new vinyl plank flooring (2026) through the full bath, laundry, half bath and front entryway. Updated lower level has a large family room with a gas-long fireplace, kitchenette, two additional bedrooms and a full bathroom. Storage abounds in this home with a basement 3 stall garage and additional attic space storage accessible in the main floor garage. New roof (2026) and new siding, scheduled to be completed in June 2026.This home is situated on a private 1 acre wooded lot that backs up to an association nature park with a wooded walking trails. Offer deadline of Monday June 1 at Noon. Call for your private showing today!

Key facts

• Large kitchen
• Custom ranch home
• Granite countertops

Tags

• CUSTOM RANCH HOME
• OPEN CONCEPT MAIN LEVEL
• LARGE KITCHEN
• GRANITE COUNTERTOPS
• CENTER ISLAND
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Living area reported as 3,021
• HOA & community: Homeowners association with $250 annual fee

Exterior

• Parking: Attached garage; 5-car garage
• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Ranch-style single family home; Built in 2001
• Construction: Brick and vinyl siding exterior; Composition roof
• Exterior features: Sidewalk; Wooded lot; Paved road

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Wall furnace; Has cooling
• Interior features: Garage door opener; Wet bar; Eat-in kitchen; Gas log fireplace; Window treatments; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (69.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (68.3% below list).
• Recommended offer: $166k (69.8% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 3.3% in Jenison — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 142 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 $16k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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 $329k; list at $550k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $166,372 (69.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.32% ✗
• Cap rate: 1.55%
• Cash-on-cash: -16.92%
• DSCR: 0.25
• GRM: 26.3

CMA / ARV

• ARV (on-the-fly): $361,483
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8367 Bauer Ridge Ave	0.54mi	3/2.5 (-1)	1,602 (-1%)	1mo	$510,000	$318	63
8448 Tucker Ct	0.43mi	4/2.0	1,700 (+5%)	8mo	$395,000	$232	59
2493 Almar St	0.70mi	3/1.5 (-1)	1,644 (+1%)	6mo	$351,000	$214	47
3052 Gilmore Ln	0.48mi	3/2.5 (-1)	1,560 (-4%)	18mo	$370,000	$237	47
8432 Tucker Ct	0.40mi	4/2.0	1,791 (+10%)	13mo	$400,000	$223	47
8329 Stonington Dr	0.45mi	4/2.0	1,825 (+13%)	8mo	$385,000	$211	45
3215 Baldwin St	0.67mi	3/2.5 (-1)	1,576 (-3%)	24mo	$323,000	$205	36
7595 28th Ave	0.72mi	3/1.0 (-1)	1,500 (-8%)	6mo	$257,000	$171	34
7762 Emberly Dr	0.75mi	3/2.0 (-1)	1,556 (-4%)	18mo	$345,000	$222	32
2682 Thrush Dr	0.63mi	3/2.5 (-1)	1,849 (+14%)	9mo	$412,500	$223	31

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: -49.8%
• Equity multiple: -0.48×
• Total profit: $-227,564
• Equity at exit: $82,007

10-year hold

• IRR: -99.1%
• Equity multiple: -1.45×
• Total profit: $-376,777
• Equity at exit: $47,554

Cash invested: $154,000 (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: 142
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$416 /mo · $4,989/yr
• Insurance: −$229
• HOA: −$21
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-2,172

Break-even live

Break-even rent $4,494

Max offer price $166,372

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7999 Green Meadow Ct Apt 1 Georgetown Township, MI	3.0	1.5	1200	$1,745	$1.45	43d	1	0.18mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gas

Listing history 15 events

1. 2026-06-02
   status $550,000 Pending 4 DOM
2. 2026-06-01
   days on market $550,000 Active 4 DOM
3. 2026-05-31
   days on market $550,000 Active 3 DOM
4. 2026-05-28
   listed $550,000 Active 1082-char remark

   Show marketing remark (878 chars)

   Check out this custom ranch home in Hager Park West! Tastefully decorated, the open concept main level living space features a large kitchen with granite countertops, center island, recently refinished hardwood floors (2026), a spacious living room with gas-log fireplace, built-ins, large windows with a slider door that opens to the deck where you can enjoy the private wooded back yard. Main level also offers a primary suite, a second bedroom with new vinyl plank flooring (2026) through the full bath, laundry, half bath and front entryway. Updated lower level has a large family room with a gas-long fireplace, kitchenette, two additional bedrooms and a full bathroom. Storage abounds in this home with a basement 3 stall garage and additional attic space storage accessible in the main floor garage. New roof (2026) and new siding, scheduled to be completed in June 2026.

5. 2026-05-28
   listed $550,000 Active 878-char remark

   Show marketing remark (878 chars)

   Check out this custom ranch home in Hager Park West! Tastefully decorated, the open concept main level living space features a large kitchen with granite countertops, center island, recently refinished hardwood floors (2026), a spacious living room with gas-log fireplace, built-ins, large windows with a slider door that opens to the deck where you can enjoy the private wooded back yard. Main level also offers a primary suite, a second bedroom with new vinyl plank flooring (2026) through the full bath, laundry, half bath and front entryway. Updated lower level has a large family room with a gas-long fireplace, kitchenette, two additional bedrooms and a full bathroom. Storage abounds in this home with a basement 3 stall garage and additional attic space storage accessible in the main floor garage. New roof (2026) and new siding, scheduled to be completed in June 2026.

6. 2026-05-28
   listed $550,000 Active

   Show marketing remark (878 chars)

   Check out this custom ranch home in Hager Park West! Tastefully decorated, the open concept main level living space features a large kitchen with granite countertops, center island, recently refinished hardwood floors (2026), a spacious living room with gas-log fireplace, built-ins, large windows with a slider door that opens to the deck where you can enjoy the private wooded back yard. Main level also offers a primary suite, a second bedroom with new vinyl plank flooring (2026) through the full bath, laundry, half bath and front entryway. Updated lower level has a large family room with a gas-long fireplace, kitchenette, two additional bedrooms and a full bathroom. Storage abounds in this home with a basement 3 stall garage and additional attic space storage accessible in the main floor garage. New roof (2026) and new siding, scheduled to be completed in June 2026.

7. 2015-12-10
   soldstatus $328,900
8. 2015-11-13
   soldstatus $328,900
9. 2015-11-13
   soldstatus $328,900 Sold
10. 2015-11-05
    status Pending
11. 2015-10-06
    price $334,900
12. 2015-09-24
    status Active
13. 2015-09-24
    historical
14. 2015-09-20
    listed $339,900 Active
15. 2015-09-18
    listed $334,900

ⓘ 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: $4,989 · $416/mo
• Projected year-2 tax: $6,730 · $561/mo
• Expected delta: +$1,740/yr (+$145/mo · 34.9%)

ⓘ 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 ≥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: $20,940
• − Mortgage interest: −$30,809
• − Property taxes: −$4,989
• − Insurance: −$2,750
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$252
• − Depreciation: −$16,000
• Taxable loss: −$37,210
• Est. tax savings @ 24.0%: +$8,930
• After-tax cash flow: $-17,129/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

+64.2% since first listed

12 events — show timeline

• 2026-05-28 Listed $550,000 REALCOMP
• 2026-05-28 Listed $550,000 SW Michigan MLS
• 2026-05-28 Listed $550,000 MiRealSource-MiMLS
• 2015-12-10 Sold (Public Records) $328,900 Public Records
• 2015-11-13 Sold (MLS) $328,900 SW Michigan MLS
• 2015-11-13 Sold (MLS) $328,900 REALCOMP
• 2015-11-05 Pending — SW Michigan MLS
• 2015-10-06 Price Changed $334,900 SW Michigan MLS
• 2015-09-24 Relisted — SW Michigan MLS
• 2015-09-24 Listing Removed — SW Michigan MLS
• 2015-09-20 Listed $339,900 SW Michigan MLS
• 2015-09-18 Listed $334,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $4,989 · +3.9% YoY. Source: county tax records.