4080 Blair St · Hudsonville, MI 49426

$425,000

4 bd · 3.0 ba · 1,722 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.39 ac lot $247/sqft · 43% above area Est $548k · 23% under

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +5.5/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked beneath mature trees in the Georgetown Forest neighborhood and located within the highly sought-after Hudsonville Public Schools district, 4080 Blair offers more than 3,000 square feet of inviting living space designed for the way people truly live today. The warm and welcoming layout blends comfort with flexibility, from the sun-filled three-season room with a cozy gas stove to the timeless oak kitchen featuring stainless appliances, abundant cabinetry, and generous prep space perfect for hosting family and friends. The spacious primary suite feels like a retreat with dual closets and room to unwind. Downstairs, an entire second living space awaits with its own kitchen, living room, bedroom, and 1.5 baths--ideal for guests, multi-generational living, or unforgettable poolside gatherings all summer long. A heated workshop connected to the garage creates endless possibilities for hobbies and projects, while raised garden beds complete the backyard charm.

Key facts

• Oak kitchen
• Second living space
• Three-season room

Tags

• THREE-SEASON ROOM
• OAK KITCHEN
• STAINLESS APPLIANCES
• ABUNDANT CABINETRY
• SECOND LIVING SPACE
• HEATED WORKSHOP

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Well water
• Home design: Single-family residence; Residential property
• Construction: Built in 1960; Aluminum siding and brick exterior; Composition roof
• Exterior features: Lot size about 0.39 acres; Public and well water sources

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Eat-in kitchen; Fireplace in kitchen and another location
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-902 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (37.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (40.7% below list).
• Recommended offer: $252k (40.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#79 in MI, #1,690 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 212 active listings in the ZIP; high-income renter base; 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 $13k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 7y 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 $350k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $251,844 (40.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 0.59% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.10%
• DSCR: 0.60
• GRM: 14.1

CMA / ARV

• ARV (median comp): $548,424
• List price: $425,000
• Delta: -22.51%
• 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
4082 Marion St	0.07mi	4/2.0	1,776 (+3%)	3mo	$370,000	$208	85
7159 Tory Dr	0.49mi	3/2.0 (-1)	1,692 (-2%)	9mo	$405,000	$239	58
6888 Gettysburg Dr	0.33mi	3/2.5 (-1)	1,566 (-9%)	5mo	$335,000	$214	58
6898 Georgetown Ave	0.21mi	3/1.5 (-1)	1,511 (-12%)	1mo	$362,500	$240	58
6487 36th Ave	0.71mi	4/2.0	1,776 (+3%)	1mo	$330,000	$186	57
3976 Port Sheldon St	0.53mi	4/1.0	1,684 (-2%)	9mo	$334,500	$199	56
3651 Black Creek Dr	0.72mi	3/2.0 (-1)	1,754 (+2%)	3mo	$372,500	$212	52
6328 Summerhill Dr	0.63mi	5/4.0 (+1)	1,589 (-8%)	0mo	$600,000	$378	48
3808 Port Sheldon St	0.63mi	4/1.5	1,596 (-7%)	6mo	$325,000	$204	48
4372 Shady Oak Ct	0.36mi	3/1.5 (-1)	1,512 (-12%)	9mo	$399,900	$264	45
3970 Brookfield Dr	0.64mi	4/2.0	1,948 (+13%)	3mo	$357,400	$183	42
3544 Nobb Hill Dr	0.72mi	3/2.0 (-1)	1,472 (-14%)	6mo	$390,000	$265	28

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: -32.5%
• Equity multiple: -0.06×
• Total profit: $-126,312
• Equity at exit: $63,369

10-year hold

• IRR: -38.1%
• Equity multiple: -0.55×
• Total profit: $-183,931
• Equity at exit: $36,746

Cash invested: $119,000 (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 49426

• Home prices YoY: -30.9%
• Active inventory: 212
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,518 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$486 /mo · $5,830/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-902

Break-even live

Break-even rent $3,660

Max offer price $265,643

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-08
   listed $425,000 Active 974-char remark

   Show marketing remark (974 chars)

   Tucked beneath mature trees in the Georgetown Forest neighborhood and located within the highly sought-after Hudsonville Public Schools district, 4080 Blair offers more than 3,000 square feet of inviting living space designed for the way people truly live today. The warm and welcoming layout blends comfort with flexibility, from the sun-filled three-season room with a cozy gas stove to the timeless oak kitchen featuring stainless appliances, abundant cabinetry, and generous prep space perfect for hosting family and friends. The spacious primary suite feels like a retreat with dual closets and room to unwind. Downstairs, an entire second living space awaits with its own kitchen, living room, bedroom, and 1.5 baths--ideal for guests, multi-generational living, or unforgettable poolside gatherings all summer long. A heated workshop connected to the garage creates endless possibilities for hobbies and projects, while raised garden beds complete the backyard charm.

2. 2026-05-08
   listed $425,000 Active 974-char remark

   Show marketing remark (974 chars)

   Tucked beneath mature trees in the Georgetown Forest neighborhood and located within the highly sought-after Hudsonville Public Schools district, 4080 Blair offers more than 3,000 square feet of inviting living space designed for the way people truly live today. The warm and welcoming layout blends comfort with flexibility, from the sun-filled three-season room with a cozy gas stove to the timeless oak kitchen featuring stainless appliances, abundant cabinetry, and generous prep space perfect for hosting family and friends. The spacious primary suite feels like a retreat with dual closets and room to unwind. Downstairs, an entire second living space awaits with its own kitchen, living room, bedroom, and 1.5 baths--ideal for guests, multi-generational living, or unforgettable poolside gatherings all summer long. A heated workshop connected to the garage creates endless possibilities for hobbies and projects, while raised garden beds complete the backyard charm.

3. 2026-05-08
   listed $425,000 Active

   Show marketing remark (974 chars)

   Tucked beneath mature trees in the Georgetown Forest neighborhood and located within the highly sought-after Hudsonville Public Schools district, 4080 Blair offers more than 3,000 square feet of inviting living space designed for the way people truly live today. The warm and welcoming layout blends comfort with flexibility, from the sun-filled three-season room with a cozy gas stove to the timeless oak kitchen featuring stainless appliances, abundant cabinetry, and generous prep space perfect for hosting family and friends. The spacious primary suite feels like a retreat with dual closets and room to unwind. Downstairs, an entire second living space awaits with its own kitchen, living room, bedroom, and 1.5 baths--ideal for guests, multi-generational living, or unforgettable poolside gatherings all summer long. A heated workshop connected to the garage creates endless possibilities for hobbies and projects, while raised garden beds complete the backyard charm.

4. 2025-09-30
   historical
5. 2025-09-20
   listed $425,000 Active
6. 2025-09-20
   listed $425,000 Active
7. 2023-11-01
   soldstatus $350,000
8. 2023-10-30
   soldstatus $350,000 Sold
9. 2023-10-30
   soldstatus $350,000 Closed
10. 2023-10-30
    soldstatus $350,000 Sold
11. 2023-09-20
    status Pending
12. 2023-09-20
    status Pending
13. 2023-09-20
    status Pending
14. 2023-09-13
    listed $349,900 Active
15. 2023-09-13
    listed $349,900 Active
16. 2023-09-13
    listed $349,900 Active
17. 2019-03-12
    soldstatus $235,000
18. 2019-03-11
    soldstatus $235,000
19. 2019-03-11
    soldstatus $235,000 Sold
20. 2019-02-01
    status Pending
21. 2019-01-27
    price $229,900
22. 2019-01-18
    listed $229,900
23. 2019-01-18
    listed $239,900 Active
24. 2019-01-18
    listed $229,900

ⓘ 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: $5,830 · $486/mo
• Projected year-2 tax: $6,187 · $516/mo
• Expected delta: +$358/yr (+$30/mo · 6.1%)

ⓘ 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: $30,221
• − Mortgage interest: −$23,807
• − Property taxes: −$5,830
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$12,364
• Taxable loss: −$18,739
• Est. tax savings @ 24.0%: +$4,497
• After-tax cash flow: $-6,328/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 — Hudsonville

• Score: 80/100
• State rank: #79
• US rank: #1690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa County · 144,142 people
• City population: 40,523
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 40,523
• Household income: $112,234
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 149.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Iranian 43% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

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: ▼ -116.09%
• Current HPI: 259.442
• Rent YoY: —
• 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

+84.9% since first listed

27 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-08 Listed $425,000 SW Michigan MLS
• 2026-05-08 Listed $425,000 REALCOMP
• 2026-05-08 Listed $425,000 MiRealSource-MiMLS
• 2025-09-30 Listing Removed — MiRealSource-MiMLS
• 2025-09-20 Listed $425,000 REALCOMP
• 2025-09-20 Listed $425,000 MiRealSource-MiMLS
• 2023-11-01 Sold (Public Records) $350,000 Public Records
• 2023-10-30 Sold (MLS) $350,000 SW Michigan MLS
• 2023-10-30 Sold (MLS) $350,000 MiRealSource-MiMLS
• 2023-10-30 Sold (MLS) $350,000 REALCOMP
• 2023-09-20 Pending — REALCOMP
• 2023-09-20 Pending — MiRealSource-MiMLS
• 2023-09-20 Pending — SW Michigan MLS
• 2023-09-13 Listed $349,900 SW Michigan MLS
• 2023-09-13 Listed $349,900 MiRealSource-MiMLS
• 2023-09-13 Listed $349,900 REALCOMP
• 2019-03-12 Sold (Public Records) $235,000 Public Records
• 2019-03-11 Sold (MLS) $235,000 SW Michigan MLS
• 2019-03-11 Sold (MLS) $235,000 REALCOMP
• 2019-02-01 Pending — SW Michigan MLS
• 2019-01-27 Price Changed $229,900 SW Michigan MLS
• 2019-01-18 Listed $229,900 MiRealSource-MiMLS
• 2019-01-18 Listed $239,900 SW Michigan MLS
• 2019-01-18 Listed $229,900 REALCOMP

Property tax history

+13.2%/yr

Latest (2025): $5,830 · +3.9% YoY. Source: county tax records.