2765 Baldwin St · Georgetown, MI 49428

$395,900

3 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 14 Days on market

Built 1955 0.53 ac lot Est $324k · 22% over

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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).

• Schools +5.3/10.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 5-bedroom, 2-bath ranch in the highly sought-after Jenison School District! The main floor features an open-concept living space with three spacious bedrooms, an updated full bath, and two separate living areas, offering plenty of room to relax or entertain. The finished lower level includes two additional egress bedrooms, an updated full bathroom, a comfortable living area, and a spacious laundry room equipped with two washers and two dryers -- perfect for large households or busy lifestyles. Beautiful woodwork throughout the home adds warmth and character at every turn. Step outside to enjoy the expansive fenced backyard featuring a large deck, storage shed (lawn equipment included), and an attached 2-car garage to keep everything organized. The home also includes a convenient whole-house generator hookup for added peace of mind. Located in a friendly neighborhood just minutes from top-rated schools, parks, shopping, and everyday amenities, this home offers space, functionality, and value all in one. Walls have been freshly patched and are ready for your personal touch -- schedule your showing today!

Key facts

• Large deck
• Storage shed
• Finished lower level

Tags

• OPEN-CONCEPT LIVING SPACE
• FINISHED LOWER LEVEL
• EXPANSIVE FENCED BACKYARD
• LARGE DECK
• STORAGE SHED
• WHOLE-HOUSE GENERATOR HOOKUP

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Ranch-style single family residence; One-story (Ranch)
• Construction: Built in 1955; Vinyl siding
• Exterior features: Shed(s); Lot about 0.53 acres; Public water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Fireplace; 8 total rooms; Basement includes full and crawl space
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $396k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (51.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (57.3% below list).
• Recommended offer: $169k (57.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Jenison Public Schools (suburban): math 57% / reading 66% proficiency, ranked #36 of 540 in MI (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 142 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 $3k of loan paydown is wiped out by about $12k 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.
• 14 sale attempts since 19y 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 $186k; list at $396k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,882 (57.3% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.43% ✗
• Cap rate: 2.83%
• Cash-on-cash: -12.38%
• DSCR: 0.45
• GRM: 19.5

CMA / ARV

• ARV (on-the-fly): $324,428
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7595 28th Ave	0.09mi	3/1.0	1,500 (+2%)	6mo	$257,000	$171	84
7762 Emberly Dr	0.31mi	3/2.0	1,556 (+6%)	18mo	$345,000	$222	60
7466 Harmon Ln	0.32mi	3/1.0	1,540 (+5%)	22mo	$340,000	$221	54
7321 23rd Ave	0.72mi	3/1.5	1,520 (+4%)	11mo	$319,900	$210	50
7406 Valhalla Dr	0.57mi	3/2.0	1,573 (+7%)	15mo	$470,000	$299	49
2493 Almar St	0.57mi	3/1.5	1,644 (+12%)	6mo	$351,000	$214	47
7970 Lamplight Dr	0.73mi	3/1.5	1,590 (+8%)	9mo	$359,000	$226	42
7505 Augusta Ln	0.43mi	2/2.5 (-1)	1,669 (+14%)	11mo	$455,000	$273	41
3215 Baldwin St	0.60mi	3/2.5	1,576 (+7%)	24mo	$323,000	$205	38
7502 22nd Ave	0.72mi	4/1.0 (+1)	1,652 (+12%)	7mo	$325,000	$197	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: -39.3%
• Equity multiple: -0.24×
• Total profit: $-137,118
• Equity at exit: $59,030

10-year hold

• IRR: -61.8%
• Equity multiple: -0.93×
• Total profit: $-213,723
• Equity at exit: $34,230

Cash invested: $110,852 (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: 19.5×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$2,076
• Tax from tax record: −$237 /mo · $2,839/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-1,144

Break-even live

Break-even rent $3,136

Max offer price $193,891

Occupancy floor —

Sensitivity live

Price	-10% $-919	-5% $-1,031	+0% $-1,144	+5% $-1,256	+10% $-1,368
Rent	-10% $-1,277	-5% $-1,210	+0% $-1,144	+5% $-1,077	+10% $-1,010
Rate	-1.0pp $-944	-0.5pp $-1,043	base $-1,144	+0.5pp $-1,246	+1.0pp $-1,350

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: $98,975
• Closing costs: $11,877
• 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	3d	1	0.38mi
7999 Green Meadow Ct Apt 1 Georgetown Township, MI	3.0	1.5	1200	$1,745	$1.45	44d	1	0.53mi
8043 20th Ave Jenison, MI	2.0	1.5	1200	$1,700	$1.42	44d	1	1.07mi

Listing history 12 events

1. 2026-06-18
   days on market $395,900 Active 14 DOM
2. 2026-06-17
   days on market $395,900 Active 13 DOM
3. 2026-06-16
   days on market $395,900 Active 12 DOM
4. 2026-06-15
   price $395,900 Active 11 DOM
5. 2026-06-15
   days on market $410,000 Active 11 DOM
6. 2026-06-14
   days on market $410,000 Active 9 DOM
7. 2026-06-13
   days on market $410,000 Active 8 DOM
8. 2026-06-10
   days on market $410,000 Active 6 DOM
9. 2026-06-09
   days on market $410,000 Active 5 DOM
10. 2026-06-08
    days on market $410,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $410,000 Active 3 DOM

ⓘ 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: $2,839 · $237/mo
• Projected year-2 tax: $4,468 · $372/mo
• Expected delta: +$1,629/yr (+$136/mo · 57.4%)

ⓘ 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: $20,266
• − Mortgage interest: −$22,177
• − Property taxes: −$2,839
• − Insurance: −$1,980
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$11,517
• Taxable loss: −$21,489
• Est. tax savings @ 24.0%: +$5,157
• After-tax cash flow: $-8,565/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: Jenison Public Schools
• NCES district ID: 2619830
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $58,030
• Composite: 53.06/100
• National rank: #1517
• State rank: #36 of 540 in MI

Livability — Georgetown

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

Census & demographics

• Census place: Jenison, MI
• 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

+228.3% since first listed

29 events — show timeline

• 2026-06-04 Listed $410,000 MiRealSource-MiMLS
• 2026-06-04 Listed $410,000 SW Michigan MLS
• 2026-06-04 Listed $410,000 REALCOMP
• 2018-05-14 Sold (Public Records) $186,000 Public Records
• 2018-05-04 Sold (MLS) $186,000 SW Michigan MLS
• 2018-05-04 Sold (MLS) $186,000 REALCOMP
• 2018-03-29 Pending — SW Michigan MLS
• 2018-03-25 Price Changed $189,500 SW Michigan MLS
• 2018-03-13 Listed $189,500 MiRealSource-MiMLS
• 2018-03-13 Listed $193,000 SW Michigan MLS
• 2018-03-13 Listed $189,500 REALCOMP
• 2015-11-06 Sold (Public Records) $134,000 Public Records
• 2015-09-23 Sold (MLS) $134,000 SW Michigan MLS
• 2015-09-23 Sold (MLS) $134,000 REALCOMP
• 2015-09-01 Listing Removed — SW Michigan MLS
• 2015-08-03 Listed $132,900 SW Michigan MLS
• 2015-08-03 Listed $132,900 REALCOMP
• 2014-09-23 Listing Removed — SW Michigan MLS
• 2014-09-23 Listing Removed — SW Michigan MLS
• 2009-03-09 Sold (MLS) $75,000 REALCOMP
• 2009-03-09 Sold (MLS) $75,000 SW Michigan MLS
• 2009-01-30 Listing Removed — REALCOMP
• 2009-01-26 Listed $74,900 REALCOMP
• 2009-01-26 Listed $74,900 SW Michigan MLS
• 2008-02-07 Listing Removed — REALCOMP
• 2008-02-07 Listed $104,889 REALCOMP
• 2008-02-07 Listed $104,889 SW Michigan MLS
• 2007-12-07 Listed $124,889 REALCOMP
• 2007-12-07 Listed $124,889 SW Michigan MLS

Property tax history

+2.9%/yr

Latest (2025): $2,839 · +3.8% YoY. Source: county tax records.