2109 Willard Ave SE · Grand Rapids, MI 49507

$250,000

3 bd · 1.5 ba · 1,172 sqft · SingleFamily public records · 122 Days on market

Built 2023 Good condition 3,785 sqft lot $213/sqft · 28% above area Est $278k · 10% under $70/mo HOA · 4% of rent

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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 +12.1/15.0
• Cash flow +7.0/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +2.2/10.0
• DSCR +1.2/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own a home for less in Grand Rapids. This brand-new, thoughtfully designed home offers modern finishes, energy-efficient construction, and a rare opportunity to buy below market value (typically ~25% less). Offered through the Dwelling Place Community Land Trust (CLT):You own the homeYou build equityYou can sell in the futureThe difference? The land is leased from a nonprofit (~$50/month), keeping your purchase price significantly lower. Low down payment options available, with monthly payments often comparable to rent. When you sell, you keep your equity plus a portion of the appreciation--creating a smart, stable path to homeownership. Income-qualified buyers only. Multiple homes available. Visit www. dpclt.org for details. Photos are of a similar model. Buyer and buyer's agent to verify all information.

Key facts

• 3,785 sq ft lot
• Built 2023
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.7% below list).
• Recommended offer: $181k (27.7% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Brookside Elementary (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 280 students, 85% FRL); Alger Middle School (math 2% / reading 12%, grade F, #481 of 493 statewide, top 98%, 342 students, 95% FRL); City Middlehigh (math 65% / reading 88%, grade A-, #16 of 713 statewide, top 2%, 908 students, 40% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 252 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 35% of the median local income ($61k/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 $8k 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 122 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Recommended offer $180,765 (27.7% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 11.5

CMA / ARV

• ARV (median comp): $278,206
• List price: $250,000
• Delta: -10.14%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Wesley St SE	1.24mi	3/2.0	1,234 (+5%)	6mo	$300,000	$243	49
2909 Union Ave SE	0.99mi	3/1.0	1,268 (+8%)	0mo	$218,500	$172	49
133 Wesley St SE	1.28mi	3/1.0	1,228 (+5%)	9mo	$252,350	$205	48
464 Van Allen St SE	1.21mi	3/1.0	1,222 (+4%)	10mo	$277,000	$227	48
116 Honeoye St SW	1.26mi	3/1.0	1,068 (-9%)	3mo	$235,000	$220	46
511 Mae-thy	1.11mi	4/1.0 (+1)	1,048 (-11%)	5mo	$255,000	$243	36
2924 Union Ave SE	1.01mi	3/1.5	958 (-18%)	6mo	$250,000	$261	35
12 Celia St SW	1.33mi	3/2.0	1,006 (-14%)	8mo	$173,000	$172	33
116 32nd St SE	1.47mi	2/1.0 (-1)	882 (-25%)	2mo	$237,500	$269	31
118 Canterbury St SW	1.31mi	2/1.0 (-1)	966 (-18%)	4mo	$258,000	$267	30
104 Canterbury St SW	1.29mi	3/1.0	1,395 (+19%)	12mo	$262,500	$188	28
426 Mae-thy St SE	1.15mi	3/1.0	1,349 (+15%)	13mo	$259,250	$192	27

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.13×
• Total profit: $-60,764
• Equity at exit: $37,276

10-year hold

• IRR: -16.5%
• Equity multiple: 0.01×
• Total profit: $-69,253
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 52 under contract
• Months of supply: 150.0 mo (1%/mo absorbed)
• Median asking: $250,000 ($207/sqft)
• Median days on market: 38 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +14.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49507

• Rents YoY: 4.7%
• Active inventory: 252
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$70
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-370

Break-even live

Break-even rent $2,276

Max offer price $196,511

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-283	+0% $-370	+5% $-456	+10% $-542
Rent	-10% $-512	-5% $-441	+0% $-370	+5% $-298	+10% $-227
Rate	-1.0pp $-244	-0.5pp $-306	base $-370	+0.5pp $-434	+1.0pp $-500

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Merritt St SE Grand Rapids, MI	3.0	1.0	1000	$2,100	$2.10	93d	1	0.45mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	63d	1	0.52mi
459 Dickinson St SE Grand Rapids, MI	2.0	1.0	731	$1,195	$1.63	93d	1	0.58mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	93d	1	0.68mi
2040 Division Ave S Unit 207 Grand Rapids, MI	2.0	1.0	768	$1,703	$2.22	25d	1	0.73mi
1220 Ottillia St SE Unit D Grand Rapids, MI	2.0	1.0	750	$1,150	$1.53	93d	1	0.80mi
1309 Madison Ave SE Grand Rapids, MI	1.0–2.0	1.0	775	$1,560	$2.01	51d	1	1.03mi
242 Elm St SW Grand Rapids, MI	2.0	1.5	1100	$3,200	$2.91	15d	1	1.15mi
1555 Margaret Ave SE Grand Rapids, MI	2.0	1.0	900	$1,500	$1.67	63d	1	1.20mi
19 La Belle St SE Grand Rapids, MI	2.0	1.0	846	$1,045	$1.24	93d	1	1.21mi
2619 Kalamazoo Ave SE Grand Rapids, MI	1.0–2.0	1.0	700	$1,525	$2.18	15d	8	1.23mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	93d	1	1.37mi
3202 Marshall Ave SE Grand Rapids, MI	2.0	1.0	850	$1,095	$1.29	93d	1	1.39mi
2944 Vineland Ave SE Unit 2944 Grand Rapids, MI	2.0	1.0	1000	$1,450	$1.45	16d	1	1.40mi
2972 Vineland Ave SE Grand Rapids, MI	2.0	1.0	850	$1,500	$1.76	32d	1	1.41mi
143 Exchange St SE Unit D Grand Rapids, MI	2.0	1.0	920	$1,295	$1.41	93d	1	1.46mi
143 Exchange St SE Apt B Grand Rapids, MI	2.0	1.0	920	$1,195	$1.30	63d	1	1.46mi

Property features AI

Finance

• HOA & community: Association fee $70 monthlyHas association

Exterior

• Utilities: Public waterNatural gas connectedHigh-speed internet
• Home design: Traditional-style single family residence2023 construction
• Construction: Vinyl sidingComposition shingle roofBuilt in 2023
• Exterior features: Paved road accessSidewalkLeased landShed(s)

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: Primary bedroom (11 x 11)Bedroom 2 (11 x 9)Bedroom 3 (13 x 11)
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heatingHas cooling
• Interior features: Insulated windows8 total roomsFull basement
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-08-08
   days on market $250,000 Active 122 DOM
2. 2026-08-07
   days on market $250,000 Active 121 DOM
3. 2026-08-06
   days on market $250,000 Active 120 DOM
4. 2026-08-05
   days on market $250,000 Active 119 DOM
5. 2026-08-04
   days on market $250,000 Active 118 DOM
6. 2026-08-03
   days on market $250,000 Active 117 DOM
7. 2026-07-31
   days on market $250,000 Active 114 DOM
8. 2026-07-30
   days on market $250,000 Active 112 DOM
9. 2026-07-28
   days on market $250,000 Active 111 DOM
10. 2026-07-26
    days on market $250,000 Active 109 DOM
11. 2026-07-25
    days on market $250,000 Active 108 DOM
12. 2026-07-24
    days on market $250,000 Active 107 DOM
13. 2026-07-23
    days on market $250,000 Active 106 DOM
14. 2026-07-22
    days on market $250,000 Active 105 DOM
15. 2026-07-21
    days on market $250,000 Active 104 DOM
16. 2026-07-18
    days on market $250,000 Active 101 DOM
17. 2026-07-16
    days on market $250,000 Active 99 DOM
18. 2026-07-14
    days on market $250,000 Active 97 DOM
19. 2026-07-14
    price $250,000 Active 96 DOM
20. 2026-07-13
    days on market $261,000 Active 96 DOM
21. 2026-07-12
    days on market $261,000 Active 95 DOM
22. 2026-07-11
    days on market $261,000 Active 94 DOM
23. 2026-07-10
    days on market $261,000 Active 93 DOM
24. 2026-07-09
    days on market $261,000 Active 92 DOM
25. 2026-07-07
    days on market $261,000 Active 90 DOM
26. 2026-07-06
    days on market $261,000 Active 89 DOM
27. 2026-07-05
    days on market $261,000 Active 88 DOM
28. 2026-07-03
    days on market $261,000 Active 86 DOM
29. 2026-07-02
    days on market $261,000 Active 85 DOM
30. 2026-07-01
    days on market $261,000 Active 84 DOM
31. 2026-06-30
    days on market $261,000 Active 83 DOM
32. 2026-06-29
    days on market $261,000 Active 82 DOM
33. 2026-06-28
    days on market $261,000 Active 81 DOM
34. 2026-06-28
    days on market $261,000 Active 80 DOM
35. 2026-06-27
    days on market $261,000 Active 79 DOM
36. 2026-06-25
    days on market $261,000 Active 77 DOM
37. 2026-06-23
    days on market $261,000 Active 75 DOM
38. 2026-06-21
    days on market $261,000 Active 74 DOM
39. 2026-06-18
    days on market $261,000 Active 71 DOM
40. 2026-06-17
    days on market $261,000 Active 70 DOM
41. 2026-06-16
    days on market $261,000 Active 69 DOM
42. 2026-06-15
    days on market $261,000 Active 68 DOM
43. 2026-06-14
    days on market $261,000 Active 66 DOM
44. 2026-06-13
    days on market $261,000 Active 65 DOM
45. 2026-06-10
    days on market $261,000 Active 63 DOM
46. 2026-06-09
    days on market $261,000 Active 62 DOM
47. 2026-06-08
    days on market $261,000 Active 61 DOM
48. 2026-06-07
    days on market $261,000 Active 60 DOM
49. 2026-06-05
    days on market $261,000 Active 57 DOM
50. 2026-06-03
    days on market $261,000 Active 56 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,692
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$840
• − Depreciation: −$7,273
• Taxable loss: −$8,896
• Est. tax savings @ 24.0%: +$2,135
• After-tax cash flow: $-2,301/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This brand-new, thoughtfully designed home offers modern finishes, energy-efficient construction, and a rare opportunity to buy below market value. The property is in excellent condition with no visible repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value. ↑
• Both Add a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance. ↑

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Brookside Elementary F MI #1,325/1,397 Nat'l #40,579/41,679 Middle Alger Middle School F MI #481/493 Nat'l #13,663/14,009 High Ottawa Hills High School F MI #659/713 Nat'l #15,975/17,239

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

A Composite livability gradescore 83/100

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 · 712,484 people
• City population: 181,325
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 38,487
• Household income: $61,461
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 31% Black 31% White 30% Two or more races 21%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 8% Romanian 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 71% English-only · Spanish 23% Arabic 1% Other Indo-European 1%

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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: ▼ -301.99%
• Current HPI: 325.3878
• Rent YoY: ▲ 4.74%
• Metro: Grand Rapids-Kentwood, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Association fee $70 monthlyHas association

Exterior

• Utilities: Public waterNatural gas connectedHigh-speed internet
• Home design: Traditional-style single family residence2023 construction
• Construction: Vinyl sidingComposition shingle roofBuilt in 2023
• Exterior features: Paved road accessSidewalkLeased landShed(s)

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: Primary bedroom (11 x 11)Bedroom 2 (11 x 9)Bedroom 3 (13 x 11)
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heatingHas cooling
• Interior features: Insulated windows8 total roomsFull basement
• Laundry & utility: Electric water heater

Price history

+0.0% since first listed

8 events — show timeline

• 2026-04-08 Listed $261,000 REALCOMP
• 2026-04-08 Listed $261,000 MiRealSource-MiMLS
• 2026-04-08 Listed $261,000 SW Michigan MLS
• 2026-03-03 Listing Removed — MiRealSource-MiMLS
• 2026-03-02 Listing Removed — Greater Lansing AoR
• 2025-03-04 Listed $261,000 REALCOMP
• 2025-03-03 Listed $261,000 Greater Lansing AoR
• 2025-03-03 Listed $261,000 MiRealSource-MiMLS