436 Grand Ave NE · Grand Rapids, MI 49503

$289,900

4 bd · 1.5 ba · 1,760 sqft · SingleFamily public records · 4 Days on market

Built 1928 6,360 sqft lot $165/sqft · 44% below area Est $517k · 44% 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 +10.1/30.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

Key facts

• 6,360 sq ft lot
• 2 garage spots
• Built 1928

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Traditional-style single family residence; 1,760 total building area; Built in 1928
• Construction: Aluminum siding and brick exterior; Composition roof; Full basement foundation
• Exterior features: Paved road access; 0.15-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: 9 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (16.9% below list).
• Recommended offer: $241k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Grand Rapids — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 45% 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 $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 33y 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: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,902 (16.9% 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $516,921
• List price: $289,900
• Delta: -43.92%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-61,604
• Equity at exit: $43,225

10-year hold

• IRR: -16.3%
• Equity multiple: 0.10×
• Total profit: $-73,387
• Equity at exit: $25,065

Cash invested: $81,172 (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 49503

• Rents YoY: 2.8%
• Active inventory: 181
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$431 /mo · $5,174/yr
• Insurance: −$121
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-225

Break-even live

Break-even rent $2,693

Max offer price $250,223

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-143	+0% $-225	+5% $-307	+10% $-389
Rent	-10% $-415	-5% $-320	+0% $-225	+5% $-129	+10% $-34
Rate	-1.0pp $-79	-0.5pp $-151	base $-225	+0.5pp $-300	+1.0pp $-376

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Benson Ave NE Grand Rapids, MI	1.0–3.0	1.0–2.0	1110	$2,673	$2.41	44d	14	0.04mi
541 Eastern Ave NE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	44d	1	0.15mi
728 Fairview Ave NE Grand Rapids, MI	4.0	2.0	2000	$2,100	$1.05	44d	1	0.83mi
258 Orchard Hill St SE Grand Rapids, MI	3.0	1.0	1300	$1,900	$1.46	44d	1	1.09mi
414 Paris Ave SE Grand Rapids, MI	3.0	1.5	1700	$2,850	$1.68	44d	1	1.10mi
209 Division Ave S Grand Rapids, MI	1.0–3.0	1.0–2.0	1180	$1,495	$1.27	22d	2	1.15mi
550 Union Ave SE Grand Rapids, MI	3.0	1.5	1743	$2,800	$1.61	44d	1	1.28mi
350 Ionia Ave SW Grand Rapids, MI	2.0–3.0	2.0–3.0	1400	$1,350	$0.96	12d	2	1.34mi
325 Norwood Ave SE Grand Rapids, MI	3.0	1.5	1398	$2,700	$1.93	24d	1	1.41mi
700 Broadway Ave NW Unit 1 Grand Rapids, MI	4.0	2.0	1450	$2,795	$1.93	44d	1	1.43mi
130 Plymouth Ave NE Grand Rapids, MI	4.0	2.0	2116	$2,750	$1.30	3d	1	1.43mi
1321 Bemis St SE Grand Rapids, MI	4.0	2.5	2367	$2,700	$1.14	4d	1	1.48mi
729 Bates St SE Unit 1 Grand Rapids, MI	4.0	3.5	1576	$2,395	$1.52	44d	1	1.49mi

Listing history 48 events

1. 2026-05-04
   status Pending 533-char remark

   Show marketing remark (534 chars)

   Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

2. 2026-05-04
   status Pending 534-char remark

   Show marketing remark (534 chars)

   Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

3. 2026-05-04
   status Pending

   Show marketing remark (534 chars)

   Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

4. 2026-04-29
   listed $289,900 Active 533-char remark

   Show marketing remark (533 chars)

   Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

5. 2026-04-29
   listed $289,900 Active 534-char remark

   Show marketing remark (533 chars)

   Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

6. 2026-04-29
   listed $289,900 Active

   Show marketing remark (533 chars)

   Location, location, location. A short walk to the Butterworth campus, and an even shorter walk to the plethora of nearby bars and restaurant's on the Michigan Mile. This four bedroom home also has a main floor office with half bath, 2 stall garage, and fenced back yard. Lots of natural woodwork in the spacious living and dining rooms as well as hardwood flooring both upstairs and down. The garage is accessed from the alley which also provides additional parking. Seller has delayed review of offers until 6:00 PM on Sunday May 3.

7. 2023-10-06
   soldstatus $271,000
8. 2023-09-29
   soldstatus $271,000 Sold
9. 2023-09-29
   soldstatus $271,000 Closed
10. 2023-09-29
    soldstatus $271,000 Sold
11. 2023-08-27
    status Pending
12. 2023-08-27
    status Pending
13. 2023-08-27
    status Pending
14. 2023-08-24
    listed $250,000 Active
15. 2023-08-24
    listed $250,000 Active
16. 2023-08-24
    listed $250,000 Active
17. 2015-05-15
    soldstatus $130,000
18. 2015-05-13
    soldstatus $130,000
19. 2015-05-13
    soldstatus $130,000
20. 2015-04-14
    historical
21. 2015-04-13
    listed $132,500
22. 2015-04-13
    historical
23. 2015-04-13
    listed $132,500
24. 2015-02-22
    listed $132,500
25. 2015-02-22
    listed $132,500
26. 2009-07-01
    soldstatus $90,000
27. 2009-06-19
    soldstatus $90,000
28. 2009-06-19
    soldstatus $90,000
29. 2009-05-05
    listed $104,900
30. 2009-05-05
    listed $104,900
31. 2009-03-18
    soldstatus $46,000
32. 2009-03-13
    soldstatus $46,000
33. 2009-03-13
    soldstatus $46,000
34. 2009-02-12
    listed $49,900
35. 2009-02-12
    listed $49,900
36. 2004-10-26
    soldstatus $99,300
37. 2004-10-12
    soldstatus $99,300
38. 2004-10-12
    soldstatus $99,300
39. 2004-08-20
    listed $95,900
40. 2004-08-20
    listed $95,900
41. 1998-01-09
    soldstatus $64,500
42. 1998-01-09
    soldstatus $64,500
43. 1997-10-27
    listed $62,755
44. 1997-10-27
    listed $62,755
45. 1994-04-27
    soldstatus $48,500
46. 1994-04-27
    soldstatus $48,500
47. 1993-11-15
    listed $49,999
48. 1993-11-15
    listed $49,999

ⓘ 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: $5,174 · $431/mo
• Projected year-2 tax: $5,174 · $431/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,908
• − Mortgage interest: −$16,239
• − Property taxes: −$5,174
• − Insurance: −$2,116
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$8,433
• Taxable loss: −$7,679
• Est. tax savings @ 24.0%: +$1,843
• After-tax cash flow: $-852/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

+539.0% since first listed

51 events — show timeline

• 2026-06-11 Sold (MLS) $319,500 SW Michigan MLS
• 2026-06-11 Sold (MLS) $319,500 MiRealSource-MiMLS
• 2026-06-11 Sold (MLS) $319,500 REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-29 Listed $289,900 SW Michigan MLS
• 2026-04-29 Listed $289,900 MiRealSource-MiMLS
• 2026-04-29 Listed $289,900 REALCOMP
• 2023-10-06 Sold (Public Records) $271,000 Public Records
• 2023-09-29 Sold (MLS) $271,000 SW Michigan MLS
• 2023-09-29 Sold (MLS) $271,000 MiRealSource-MiMLS
• 2023-09-29 Sold (MLS) $271,000 REALCOMP
• 2023-08-27 Pending — MiRealSource-MiMLS
• 2023-08-27 Pending — REALCOMP
• 2023-08-27 Pending — SW Michigan MLS
• 2023-08-24 Listed $250,000 SW Michigan MLS
• 2023-08-24 Listed $250,000 MiRealSource-MiMLS
• 2023-08-24 Listed $250,000 REALCOMP
• 2015-05-15 Sold (Public Records) $130,000 Public Records
• 2015-05-13 Sold (MLS) $130,000 SW Michigan MLS
• 2015-05-13 Sold (MLS) $130,000 REALCOMP
• 2015-04-14 Listing Removed — SW Michigan MLS
• 2015-04-13 Listed $132,500 SW Michigan MLS
• 2015-04-13 Listing Removed — REALCOMP
• 2015-04-13 Listed $132,500 REALCOMP
• 2015-02-22 Listed $132,500 SW Michigan MLS
• 2015-02-22 Listed $132,500 REALCOMP
• 2009-07-01 Sold (Public Records) $90,000 Public Records
• 2009-06-19 Sold (MLS) $90,000 REALCOMP
• 2009-06-19 Sold (MLS) $90,000 SW Michigan MLS
• 2009-05-05 Listed $104,900 REALCOMP
• 2009-05-05 Listed $104,900 SW Michigan MLS
• 2009-03-18 Sold (Public Records) $46,000 Public Records
• 2009-03-13 Sold (MLS) $46,000 REALCOMP
• 2009-03-13 Sold (MLS) $46,000 SW Michigan MLS
• 2009-02-12 Listed $49,900 REALCOMP
• 2009-02-12 Listed $49,900 SW Michigan MLS
• 2004-10-26 Sold (Public Records) $99,300 Public Records
• 2004-10-12 Sold (MLS) $99,300 REALCOMP
• 2004-10-12 Sold (MLS) $99,300 SW Michigan MLS
• 2004-08-20 Listed $95,900 REALCOMP
• 2004-08-20 Listed $95,900 SW Michigan MLS
• 1998-01-09 Sold (MLS) $64,500 REALCOMP
• 1998-01-09 Sold (MLS) $64,500 SW Michigan MLS
• 1997-10-27 Listed $62,755 REALCOMP
• 1997-10-27 Listed $62,755 SW Michigan MLS
• 1994-04-27 Sold (MLS) $48,500 REALCOMP
• 1994-04-27 Sold (MLS) $48,500 SW Michigan MLS
• 1993-11-15 Listed $49,999 REALCOMP
• 1993-11-15 Listed $49,999 SW Michigan MLS

Property tax history

+6.1%/yr

Latest (2025): $5,174 · +4.9% YoY. Source: county tax records.