4223 Burton St SE · Kentwood, MI 49546

$389,900

3 bd · 1.5 ba · 2,541 sqft · SingleFamily · 101 Days on market

Built 1964 0.44 ac lot $153/sqft · 12% below area Est $442k · 12% 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 +12.8/15.0
• Cash flow +8.4/30.0
• Schools +6.3/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

Key facts

• 3 season room
• New siding
• Large backyard

Tags

• UPDATED HOME
• NEW SIDING
• NEW ROOF
• NEW PAINT
• 3 SEASON ROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (30.3% below list).
• Recommended offer: $272k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Kentwood — 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 (#191 in MI, #4,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: commute C-, crime D, amenities F.
• Forest Hills Public Schools (suburban): math 65% / reading 74% proficiency, ranked #11 of 540 in MI (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.0%/yr); 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 33% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 35y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $390k implies a 359% gain — meaningful room to come down on a strong offer.

Recommended offer $271,783 (30.3% 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. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (median comp): $442,060
• List price: $389,900
• Delta: -11.80%
• 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
2045 Forest Hill Ave SE	0.19mi	3/2.0	2,443 (-4%)	8mo	$429,900	$176	76
2016 Engleside Dr SE	0.13mi	3/2.0	2,372 (-7%)	12mo	$435,000	$183	71
4478 Burton Forest Ct SE	0.37mi	3/3.0	2,341 (-8%)	5mo	$500,000	$214	60
1792 Forest Lake Dr SE	0.59mi	3/2.5	2,678 (+5%)	2mo	$530,000	$198	58
1665 Forest Hill Ave SE	0.63mi	4/3.0 (+1)	2,566 (+1%)	1mo	$495,000	$193	57
4534 Forest Lake Ct SE	0.61mi	3/2.5	2,464 (-3%)	13mo	$528,000	$214	52
4455 Cloverleaf Dr SE	0.69mi	4/2.5 (+1)	2,694 (+6%)	1mo	$450,500	$167	48
1705 Forest Hill Ave SE	0.59mi	4/3.5 (+1)	2,708 (+7%)	9mo	$610,000	$225	41
1805 Forest Lake Dr SE	0.63mi	4/3.0 (+1)	2,227 (-12%)	10mo	$472,000	$212	31
4364 Cloverleaf Ct SE Lot 4	0.56mi	3/2.5	2,195 (-14%)	20mo	$844,700	$385	31
4535 Forest Lake Ct SE	0.62mi	4/3.5 (+1)	2,749 (+8%)	20mo	$437,000	$159	28
1755 Secretariat Dr SE	0.73mi	4/3.5 (+1)	2,728 (+7%)	18mo	$520,000	$191	26

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 · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.29×
• Total profit: $-77,164
• Equity at exit: $58,135

10-year hold

• IRR: -7.8%
• Equity multiple: 0.45×
• Total profit: $-59,910
• Equity at exit: $33,711

Cash invested: $109,172 (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 49546

• Rents YoY: 6.0%
• Active inventory: 112
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,718 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$289 /mo · $3,464/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-349

Break-even live

Break-even rent $3,159

Max offer price $328,305

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-238	+0% $-349	+5% $-459	+10% $-569
Rent	-10% $-563	-5% $-456	+0% $-349	+5% $-241	+10% $-134
Rate	-1.0pp $-152	-0.5pp $-250	base $-349	+0.5pp $-450	+1.0pp $-552

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1257 Apple Creek Dr SE Grand Rapids, MI	4.0	2.5	2976	$3,295	$1.11	24d	1	1.05mi
929 Kenmoor Ave SE Grand Rapids, MI	4.0	2.5	2216	$2,800	$1.26	15d	1	1.45mi

Listing history 41 events

1. 2026-06-18
   days on market $389,900 Active 101 DOM
2. 2026-06-17
   days on market $389,900 Active 100 DOM
3. 2026-06-16
   pricedays on market $389,900 Active 99 DOM
4. 2026-06-15
   days on market $399,900 Active 98 DOM
5. 2026-06-14
   days on market $399,900 Active 96 DOM
6. 2026-06-10
   days on market $399,900 Active 93 DOM
7. 2026-06-09
   days on market $399,900 Active 92 DOM
8. 2026-06-08
   days on market $399,900 Active 91 DOM
9. 2026-06-07
   days on market $399,900 Active 90 DOM
10. 2026-06-03
    days on market $399,900 Active 86 DOM
11. 2026-06-03
    days on market $399,900 Active 85 DOM
12. 2026-06-01
    days on market $399,900 Active 84 DOM
13. 2026-05-31
    days on market $399,900 Active 83 DOM
14. 2026-04-20
    price $399,900 999-char remark

    Show marketing remark (999 chars)

    Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

15. 2026-04-20
    price $399,900 999-char remark

    Show marketing remark (999 chars)

    Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

16. 2026-04-20
    price $399,900

    Show marketing remark (999 chars)

    Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

17. 2026-03-09
    listed $415,000 Active 999-char remark

    Show marketing remark (999 chars)

    Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

18. 2026-03-09
    listed $415,000 Active 999-char remark

    Show marketing remark (999 chars)

    Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

19. 2026-03-09
    listed $415,000 Active

    Show marketing remark (999 chars)

    Welcome to your Beautifully Updated Home in the Award Winning Forest Hills Schools! Perfect location East of MVP Sports, Close to Shopping, Restaurants, Health Care, Nearby Parks and Trails and more! This home offers 3 bedrooms, 1.5 baths and over 2,500 sq ft and sits on almost 1/2 an acre!3 season room! Large backyard! Main level laundry room!In 2025 the outside has new siding, new roof, new facia, new soffit and new paint! Great curb appeal! 2.5 stall attached garage with 8x8 space at back for storage! In 2025 upgrades include New vinyl floor in living room, new carpet stairs and hallway upstairs, new master bathroom which has double vanity and new shower, new 1/2 bath, new lighting and paint throughout home, new hardware, new stainless steel appliances (range, refrigerator), new dryer. In 2026 the basement is bright and white with new paint and new lighting. Plenty of storage with a tool shop room as well. 2022-2024 upgrades of home surge protector, master bedroom updated and paint

20. 2025-10-24
    historical
21. 2025-10-01
    price $399,900
22. 2025-10-01
    price $399,900
23. 2025-10-01
    price $399,900
24. 2025-09-25
    price $410,000
25. 2025-09-24
    price $410,000
26. 2025-09-24
    price $410,000
27. 2025-09-05
    listed $415,000 Active
28. 2025-09-05
    listed $415,000 Active
29. 2025-07-27
    historical
30. 2025-07-17
    price $415,000
31. 2025-07-16
    price $415,000
32. 2025-07-16
    price $415,000
33. 2025-07-09
    price $425,000
34. 2025-07-09
    price $425,000
35. 2025-07-09
    price $425,000
36. 2025-06-29
    listed $430,000 Active
37. 2025-06-29
    listed $430,000 Active
38. 1991-09-27
    soldstatus $85,000
39. 1991-09-27
    soldstatus $85,000
40. 1991-08-01
    listed $91,500
41. 1991-08-01
    listed $91,500

ⓘ 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: $3,464 · $289/mo
• Projected year-2 tax: $4,734 · $394/mo
• Expected delta: +$1,270/yr (+$106/mo · 36.7%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,614
• − Mortgage interest: −$21,840
• − Property taxes: −$3,464
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$11,343
• Taxable loss: −$11,200
• Est. tax savings @ 24.0%: +$2,688
• After-tax cash flow: $-1,496/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: Forest Hills Public Schools
• NCES district ID: 2614610
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 1.00%
• Median HH income: $95,067
• Composite: 63.23/100
• National rank: #632
• State rank: #11 of 540 in MI

Livability — Kentwood

• Score: 74/100
• State rank: #191
• US rank: #4892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kentwood, MI
• County: Kent County · 533,805 people
• City population: 130,591
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 34,721
• Household income: $99,343
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 847.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 15% Romanian 4% Slovak 3%
• Foreign-born: 12% · South Korea, China, Canada
• Languages at home: 87% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.04%
• Current HPI: 268.9786
• Rent YoY: ▲ 5.95%
• 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

+337.0% since first listed

28 events — show timeline

• 2026-04-20 Price Changed $399,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $399,900 REALCOMP
• 2026-04-20 Price Changed $399,900 SW Michigan MLS
• 2026-03-09 Listed $415,000 REALCOMP
• 2026-03-09 Listed $415,000 SW Michigan MLS
• 2026-03-09 Listed $415,000 MiRealSource-MiMLS
• 2025-10-24 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Price Changed $399,900 MiRealSource-MiMLS
• 2025-10-01 Price Changed $399,900 REALCOMP
• 2025-10-01 Price Changed $399,900 SW Michigan MLS
• 2025-09-25 Price Changed $410,000 MiRealSource-MiMLS
• 2025-09-24 Price Changed $410,000 REALCOMP
• 2025-09-24 Price Changed $410,000 SW Michigan MLS
• 2025-09-05 Listed $415,000 REALCOMP
• 2025-09-05 Listed $415,000 MiRealSource-MiMLS
• 2025-07-27 Listing Removed — MiRealSource-MiMLS
• 2025-07-17 Price Changed $415,000 MiRealSource-MiMLS
• 2025-07-16 Price Changed $415,000 REALCOMP
• 2025-07-16 Price Changed $415,000 SW Michigan MLS
• 2025-07-09 Price Changed $425,000 MiRealSource-MiMLS
• 2025-07-09 Price Changed $425,000 REALCOMP
• 2025-07-09 Price Changed $425,000 SW Michigan MLS
• 2025-06-29 Listed $430,000 REALCOMP
• 2025-06-29 Listed $430,000 MiRealSource-MiMLS
• 1991-09-27 Sold (MLS) $85,000 REALCOMP
• 1991-09-27 Sold (MLS) $85,000 SW Michigan MLS
• 1991-08-01 Listed $91,500 REALCOMP
• 1991-08-01 Listed $91,500 SW Michigan MLS

Property tax history

+1.3%/yr

Latest (2025): $3,464 · -14.0% YoY. Source: county tax records.