929 Village Ln #140 · Jenison, MI 49428

$175,000

2 bd · 1.0 ba · 776 sqft · Condo public records · 1 Days on market

Built 1974 $315/mo HOA · 14% of rent

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 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

Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

Key facts

• Detached carport
• Covered patio
• Full basement

Tags

• LANDSCAPED COURTYARDS
• COVERED PATIO
• FULL BASEMENT
• DEDICATED WORKSHOP
• DETACHED CARPORT
• CLUBHOUSE WITH A LIBRARY

Property features AI

Finance

• Other: Residential condominium; Living area approximately 1,432
• HOA & community: Monthly association fee of $315; Association covers water, trash, snow removal, lawn/yard care, heat, and cable/satellite

Exterior

• Parking: Detached parking available; Has carport
• Utilities: Public water; Natural gas available; Electricity available; Cable connected
• Home design: Ranch-style condominium; Single-story entry (ranch); Built in 1974
• Construction: Vinyl siding; Composition roof; Full basement
• Exterior features: Courtyard-facing front entrance; Carports on property

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Accessible main-floor full bathroom; Covered entrance; Low-threshold shower; Screens and replacement windows; Bay/bow window; Window treatments; Full basement; Six total rooms (including living, family, dining areas, den, recreation, and other spaces)
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.9% vs local median 3.3% 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.
• 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: 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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $113k; list at $175k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.4

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,525
• Equity at exit: $26,093

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $29,370
• Equity at exit: $15,131

Cash invested: $49,000 (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: 143
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$73
• HOA: −$315
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $387

Break-even live

Break-even rent $1,805

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $486	-5% $437	+0% $387	+5% $338	+10% $288
Rent	-10% $206	-5% $297	+0% $387	+5% $478	+10% $569
Rate	-1.0pp $475	-0.5pp $432	base $387	+0.5pp $342	+1.0pp $296

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7202 Melody Ln Jenison, MI	3.0	1.0	1002	$2,295	$2.29	4d	1	0.73mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: watercablelandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-07
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

2. 2026-05-07
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

3. 2026-05-07
   status Pending

   Show marketing remark (1003 chars)

   Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

4. 2026-05-06
   listed $175,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

5. 2026-05-06
   listed $175,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

6. 2026-05-06
   listed $175,000 Active

   Show marketing remark (1003 chars)

   Tucked within the 55+ New Amsterdam Village community, this two-bedroom, two-bath end unit offers a blend of comfort, privacy, & flexibility. Positioned with both the front and back facing landscaped courtyards, the setting feels open w/ -no direct views into neighboring entries, just green space. Inside, the layout flows easily from the kitchen into the dining area & living room. The 2nd bedroom or den extends out to a covered patio. One of the few units with a full basement, this home adds valuable space with a dedicated workshop or room for hobbies, storage, or projects. A detached carport provides convenient parking. Monthly dues of $315 include heat, water, cable, lawn care, & snow removal, keeping day-to-day living simple & predictable. Residents also enjoy access to a clubhouse with a library. Conveniently located near shopping & everyday amenities, this is an easy, low-maintenance option designed for comfortable living w/ just the right amount of space.

7. 2018-01-17
   soldstatus $112,900
8. 2018-01-12
   soldstatus $112,900
9. 2018-01-12
   soldstatus $112,900 Sold
10. 2017-12-20
    status Pending
11. 2017-12-12
    listed $112,900 Active
12. 2017-12-07
    listed $112,900

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: +$627/yr (+$52/mo · 43.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,540
• − Mortgage interest: −$9,803
• − Property taxes: −$1,442
• − Insurance: −$875
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$3,780
• − Depreciation: −$5,091
• Taxable income: $2,143
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $4,133/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 — 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

• Census place: Jenison, MI
• 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

+55.0% since first listed

12 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — SW Michigan MLS
• 2026-05-06 Listed $175,000 REALCOMP
• 2026-05-06 Listed $175,000 SW Michigan MLS
• 2026-05-06 Listed $175,000 MiRealSource-MiMLS
• 2018-01-17 Sold (Public Records) $112,900 Public Records
• 2018-01-12 Sold (MLS) $112,900 SW Michigan MLS
• 2018-01-12 Sold (MLS) $112,900 REALCOMP
• 2017-12-20 Pending — SW Michigan MLS
• 2017-12-12 Listed $112,900 SW Michigan MLS
• 2017-12-07 Listed $112,900 REALCOMP

Property tax history

-5.0%/yr

Latest (2025): $1,442 · +3.8% YoY. Source: county tax records.