717 Lynch St SW · Grand Rapids, MI 49503

$229,900

4 bd · 1.0 ba · 1,749 sqft · SingleFamily public records · 18 Days on market

Built 1916 5,968 sqft lot $131/sqft · 10% below area Est $255k · 10% under ↓ 2% since listing

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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 +18.6/30.0
• ARV discount +11.9/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

Key facts

• Full basement
• 5,968 sq ft lot
• Built 1916

Tags

• PRIVATE FENCED BACKYARD
• FULL BASEMENT
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (3.8% below list).
• Recommended offer: $221k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.5% in Grand Rapids — 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 83/100 on livability (#44 in MI, #939 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Grand Rapids Public Schools (urban): math 15% / reading 29% proficiency, ranked #451 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 181 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 41% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,173 (3.8% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $254,754
• List price: $229,900
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1070 Rathbone St SW	0.52mi	4/2.0	1,680 (-4%)	0mo	$234,900	$140	65
922 Burton St SW	0.47mi	5/1.5 (+1)	1,824 (+4%)	1mo	$250,800	$138	63
1715 Godfrey Ave SW	0.49mi	4/1.5	1,659 (-5%)	8mo	$257,500	$155	60
944 Burton St SW	0.49mi	4/1.0	1,603 (-8%)	11mo	$230,000	$143	54
1219 Whiting St SW	0.70mi	4/2.0	1,872 (+7%)	1mo	$267,500	$143	51
1703 Nagel Ave SW	0.61mi	3/1.5 (-1)	1,776 (+2%)	15mo	$269,900	$152	50
1639 Cleveland Ave SW	0.71mi	4/2.0	1,705 (-2%)	18mo	$250,000	$147	43
2050 Arnold Ave SW	0.52mi	4/3.0	1,532 (-12%)	8mo	$265,000	$173	41
2057 Huizen Ave SW	0.62mi	3/2.0 (-1)	1,638 (-6%)	15mo	$235,000	$143	39
1122 Whiting St SW	0.59mi	3/1.5 (-1)	1,552 (-11%)	12mo	$274,900	$177	36
1939 Galewood Ave SW	0.44mi	3/1.5 (-1)	2,011 (+15%)	14mo	$274,350	$136	36
2159 Roos Ave SW	0.67mi	3/2.0 (-1)	1,500 (-14%)	7mo	$265,000	$177	30

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-23,582
• Equity at exit: $34,279

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-4,064
• Equity at exit: $19,878

Cash invested: $64,372 (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 49503

• Rents YoY: 2.8%
• Active inventory: 181
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $221

Break-even live

Break-even rent $1,932

Max offer price $229,900

Occupancy floor 85%

Sensitivity live

Price	-10% $351	-5% $286	+0% $221	+5% $156	+10% $91
Rent	-10% $46	-5% $134	+0% $221	+5% $308	+10% $396
Rate	-1.0pp $337	-0.5pp $279	base $221	+0.5pp $161	+1.0pp $101

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Wendler Ave SW Wyoming, MI	4.0	2.5	1541	$2,450	$1.59	11d	1	0.62mi
1635 Cleveland Ave SW Wyoming, MI	4.0	2.0	1740	$2,495	$1.43	44d	1	0.69mi
1019 Norwich Ave SW Grand Rapids, MI	3.0	1.0	1214	$1,595	$1.31	3d	1	0.74mi
816 Kensington Ave SW Grand Rapids, MI	3.0	1.0	1600	$1,750	$1.09	22d	1	1.01mi
1154 Prospect Ave SE Grand Rapids, MI	5.0	2.0	1800	$2,300	$1.28	44d	1	1.38mi

Listing history 29 events

1. 2026-05-11
   price $229,900 369-char remark

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

2. 2026-05-11
   price $229,900 369-char remark

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

3. 2026-05-11
   price $229,900

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

4. 2026-05-04
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

5. 2026-05-04
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

6. 2026-05-04
   status Pending

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

7. 2026-04-16
   listed $230,000 Active 369-char remark

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

8. 2026-04-16
   listed $230,000 Active 369-char remark

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

9. 2026-04-16
   listed $230,000 Active

   Show marketing remark (369 chars)

   Come check out this great home with solid bones, just minutes from downtown. It's got four big bedrooms, high ceilings, and a spacious living and dining area that feels open and comfortable. There's also a nice private fenced-in backyard. The full basement gives you plenty of potential to add more living space if you want. Roof and furnace were both replaced in 2023.

10. 2024-11-01
    historical
11. 2024-11-01
    historical
12. 2024-10-08
    price $244,900
13. 2024-10-07
    price $244,900
14. 2024-10-07
    price $244,900
15. 2024-09-13
    listed $249,900 Active
16. 2024-09-13
    listed $249,900 Active
17. 2023-07-24
    soldstatus $225,000
18. 2023-06-20
    soldstatus $225,000 Sold
19. 2023-06-20
    soldstatus $225,000 Closed
20. 2023-06-20
    soldstatus $225,000 Sold
21. 2023-05-31
    status Pending
22. 2023-05-31
    status Pending
23. 2023-05-31
    status Pending
24. 2023-05-22
    price $229,900
25. 2023-05-22
    price $229,900
26. 2023-05-22
    price $229,900
27. 2023-05-19
    listed $234,900 Active
28. 2023-05-19
    listed $234,900 Active
29. 2023-05-19
    listed $234,900 Active

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $3,119 · $260/mo
• Expected delta: +$421/yr (+$35/mo · 15.6%)

ⓘ 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 ≥97°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: $26,541
• − Mortgage interest: −$12,878
• − Property taxes: −$2,698
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$6,688
• Taxable loss: −$1,119
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $2,921/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: Grand Rapids Public Schools
• NCES district ID: 2616440
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $40,612
• Composite: 18.62/100
• National rank: #8899
• State rank: #451 of 540 in MI

Livability — Grand Rapids

• Score: 83/100
• State rank: #44
• US rank: #939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Rapids, MI
• County: Kent County · 533,805 people
• City population: 181,325
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,489
• Household income: $64,661
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1891.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 19% Two or more races 14% Black 14% Asian 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Iranian 10% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 15% Chinese 1%

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: ▼ -347.22%
• Current HPI: 312.3878
• Rent YoY: ▲ 2.82%
• 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

-2.1% since first listed

29 events — show timeline

• 2026-05-11 Price Changed $229,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $229,900 REALCOMP
• 2026-05-11 Price Changed $229,900 SW Michigan MLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-16 Listed $230,000 REALCOMP
• 2026-04-16 Listed $230,000 SW Michigan MLS
• 2026-04-16 Listed $230,000 MiRealSource-MiMLS
• 2024-11-01 Listing Removed — MiRealSource-MiMLS
• 2024-11-01 Listing Removed — REALCOMP
• 2024-10-08 Price Changed $244,900 MiRealSource-MiMLS
• 2024-10-07 Price Changed $244,900 REALCOMP
• 2024-10-07 Price Changed $244,900 SW Michigan MLS
• 2024-09-13 Listed $249,900 MiRealSource-MiMLS
• 2024-09-13 Listed $249,900 REALCOMP
• 2023-07-24 Sold (Public Records) $225,000 Public Records
• 2023-06-20 Sold (MLS) $225,000 SW Michigan MLS
• 2023-06-20 Sold (MLS) $225,000 MiRealSource-MiMLS
• 2023-06-20 Sold (MLS) $225,000 REALCOMP
• 2023-05-31 Pending — REALCOMP
• 2023-05-31 Pending — MiRealSource-MiMLS
• 2023-05-31 Pending — SW Michigan MLS
• 2023-05-22 Price Changed $229,900 MiRealSource-MiMLS
• 2023-05-22 Price Changed $229,900 REALCOMP
• 2023-05-22 Price Changed $229,900 SW Michigan MLS
• 2023-05-19 Listed $234,900 SW Michigan MLS
• 2023-05-19 Listed $234,900 MiRealSource-MiMLS
• 2023-05-19 Listed $234,900 REALCOMP

Property tax history

+10.7%/yr

Latest (2025): $2,698 · -3.6% YoY. Source: county tax records.