3375 Eagle Peak Dr · Jenison, MI 49428

$569,900

4 bd · 2.5 ba · 2,424 sqft · Land · 9 Days on market

Built 2026 0.49 ac lot

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Why this score? — see what drove the C+ 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3375 Eagle Peak Drive! This stunning new construction home by Bosgraaf Homes offers over 2,400 finished square feet of thoughtfully designed living space in the desirable Eagles Ridge community. The Oakwood floor plan features an open-concept layout perfect for both everyday living and entertaining. The spacious main level flows seamlessly into bright gathering spaces, highlighted by a beautiful sunroom overlooking the backyard. Upstairs, you'll find generously sized bedrooms, including a private primary suite designed for comfort and relaxation. Enjoy outdoor living on the rear deck with plenty of room for gatherings, while the attached garage provides convenience and additional storage. Built with quality craftsmanship and modern finishes throughout, this is an incredible opportunity to own a brand-new home in a sought-after location close to parks, schools, shopping, and everyday amenities.

Key facts

• 0.49 acre lot
• 3 garage spots
• Built 2026

Property features AI

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Public water
• Home design: Traditional style; Single family residence; Residential property; New construction (2026); Living area approximately 2,424
• Construction: Vinyl siding; Asphalt roof; Built in 2026
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Pantry; Fireplace; Screens on windows; 13 total rooms; Daylight full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $570k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $570k).
• Cap rate 9.1% vs local median 2.8% in Jenison — 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 (#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; 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 $17k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $94k; list at $570k implies a 507% gain — meaningful room to come down on a strong offer.

Recommended offer $569,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.9

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-6,194
• Equity at exit: $84,974

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $104,848
• Equity at exit: $49,275

Cash invested: $159,572 (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 49428

• Active inventory: 143
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$2,989
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $1,357

Break-even live

Break-even rent $4,283

Max offer price $569,900

Occupancy floor 72%

Sensitivity live

Price	-10% $1,679	-5% $1,518	+0% $1,357	+5% $1,195	+10% $1,034
Rent	-10% $883	-5% $1,120	+0% $1,357	+5% $1,594	+10% $1,831
Rate	-1.0pp $1,644	-0.5pp $1,502	base $1,357	+0.5pp $1,209	+1.0pp $1,059

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: $142,475
• Closing costs: $17,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7269 Yellowstone Dr Hudsonville, MI	4.0	3.0	2566	$6,000	$2.34	15d	1	1.44mi

Listing history 6 events

1. 2026-06-21
   days on market $569,900 Active 9 DOM
2. 2026-06-18
   days on market $569,900 Active 6 DOM
3. 2026-06-17
   days on market $569,900 Active 5 DOM
4. 2026-06-16
   days on market $569,900 Active 4 DOM
5. 2026-06-15
   days on market $569,900 Active 3 DOM
6. 2026-06-14
   listed $569,900 Active 1 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: $1,887 · $157/mo
• Projected year-2 tax: $5,332 · $444/mo
• Expected delta: +$3,445/yr (+$287/mo · 182.5%)

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

Taxation est. · year 1

• Rental income: $72,000
• − Mortgage interest: −$31,923
• − Property taxes: −$1,887
• − Insurance: −$2,850
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$16,579
• Taxable income: $7,241
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $14,542/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

+506.9% since first listed

3 events — show timeline

• 2026-06-11 Listed $569,900 MiRealSource-MiMLS
• 2026-06-11 Listed $569,900 SW Michigan MLS
• 2023-06-01 Sold (Public Records) $93,900 Public Records

Property tax history

+255.3%/yr

Latest (2025): $1,887 · -21.8% YoY. Source: county tax records.