14169 Carol St · Beechwood, MI 49424

$310,000

4 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 6 Days on market

Built 1958 0.36 ac lot $271/sqft · 41% above area Est $315k · at est. ↓ 13% since listing

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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).

• Cash flow +10.4/30.0
• ARV discount +8.3/15.0
• Livability +4.3/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers Received. Highest and Best Due Monday May 18th at 5pm!! Come see this beautiful 3 bed 1 bath ranch in the North side of Holland. The house across the street is an almost identical build style and lot size and just closed for $337,000!! WOW this one for sale for only $310,000. Beautiful hardwood floors, huge fenced in backyard, with a shed worth envying. Game room or additional living space in the basement. Its everything you would need to start or grow a family, entertain, or just create your own little space. Homes like this don't come around often! OPEN HOUSE SATURDAY MAY 16th 11-1pm ---4th bedroom in basement is non conforming due to no egress window---

Key facts

• Shed
• Game room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• HUGE FENCED IN BACKYARD
• SHED
• GAME ROOM
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available (water heater)
• Home design: Ranch-style single-family home; Built in 1958
• Construction: Brick and vinyl siding exterior; Shingle roof; Built in 1958
• Exterior features: Paved road access; Yard includes shed(s)

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (27.8% below list).
• Recommended offer: $224k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.6% in Beechwood — 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 86/100 on livability (#21 in MI, #378 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F.
• West Ottawa Public School District (suburban): math 37% / reading 52% proficiency, ranked #140 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 343 active listings in the ZIP; solid renter incomes; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/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.
• Ottawa County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,917 (27.8% 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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 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: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $315,477
• List price: $310,000
• Delta: -1.74%
• 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
14170 Carol St	0.03mi	3/1.0 (-1)	1,048 (-8%)	2mo	$337,500	$322	78
14157 Carol St	0.02mi	3/1.0 (-1)	1,216 (+6%)	12mo	$260,000	$214	74
702 Butternut Dr	0.30mi	3/2.0 (-1)	1,168 (+2%)	6mo	$300,000	$257	68
572 142nd Ave	0.38mi	3/2.0 (-1)	1,113 (-3%)	1mo	$380,000	$341	68
351 James St	0.54mi	3/1.0 (-1)	1,208 (+6%)	6mo	$259,900	$215	56
436 Rose Park Dr	0.26mi	3/1.0 (-1)	1,292 (+13%)	8mo	$245,000	$190	54
971 Shadybrook Dr	0.61mi	3/1.5 (-1)	1,107 (-3%)	9mo	$344,900	$312	52
611 Hayes St	0.42mi	3/1.5 (-1)	1,008 (-12%)	4mo	$280,000	$278	50
2435 Lilac Ave	0.59mi	4/2.0	1,008 (-12%)	1mo	$360,000	$357	48
346 N Division Ave	0.66mi	3/1.5 (-1)	1,170 (+2%)	17mo	$310,000	$265	44
888 S Kingwood Ct	0.67mi	3/1.5 (-1)	1,236 (+8%)	8mo	$355,000	$287	42
2604 William Ave	0.58mi	3/1.0 (-1)	1,008 (-12%)	10mo	$302,000	$300	40

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.35×
• Total profit: $-56,118
• Equity at exit: $46,222

10-year hold

• IRR: -7.1%
• Equity multiple: 0.51×
• Total profit: $-42,381
• Equity at exit: $26,803

Cash invested: $86,800 (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 49424

• Rents YoY: 5.1%
• Active inventory: 343
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-166

Break-even live

Break-even rent $2,449

Max offer price $280,672

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-78	+0% $-166	+5% $-254	+10% $-342
Rent	-10% $-343	-5% $-254	+0% $-166	+5% $-78	+10% $11
Rate	-1.0pp $-10	-0.5pp $-87	base $-166	+0.5pp $-246	+1.0pp $-328

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   listed $310,000 Active 672-char remark

   Show marketing remark (672 chars)

   Offers Received. Highest and Best Due Monday May 18th at 5pm!! Come see this beautiful 3 bed 1 bath ranch in the North side of Holland. The house across the street is an almost identical build style and lot size and just closed for $337,000!! WOW this one for sale for only $310,000. Beautiful hardwood floors, huge fenced in backyard, with a shed worth envying. Game room or additional living space in the basement. Its everything you would need to start or grow a family, entertain, or just create your own little space. Homes like this don't come around often! OPEN HOUSE SATURDAY MAY 16th 11-1pm ---4th bedroom in basement is non conforming due to no egress window---

2. 2026-05-14
   listed $310,000 Active 672-char remark

   Show marketing remark (672 chars)

   Offers Received. Highest and Best Due Monday May 18th at 5pm!! Come see this beautiful 3 bed 1 bath ranch in the North side of Holland. The house across the street is an almost identical build style and lot size and just closed for $337,000!! WOW this one for sale for only $310,000. Beautiful hardwood floors, huge fenced in backyard, with a shed worth envying. Game room or additional living space in the basement. Its everything you would need to start or grow a family, entertain, or just create your own little space. Homes like this don't come around often! OPEN HOUSE SATURDAY MAY 16th 11-1pm ---4th bedroom in basement is non conforming due to no egress window---

3. 2026-05-14
   listed $310,000 Active

   Show marketing remark (672 chars)

   Offers Received. Highest and Best Due Monday May 18th at 5pm!! Come see this beautiful 3 bed 1 bath ranch in the North side of Holland. The house across the street is an almost identical build style and lot size and just closed for $337,000!! WOW this one for sale for only $310,000. Beautiful hardwood floors, huge fenced in backyard, with a shed worth envying. Game room or additional living space in the basement. Its everything you would need to start or grow a family, entertain, or just create your own little space. Homes like this don't come around often! OPEN HOUSE SATURDAY MAY 16th 11-1pm ---4th bedroom in basement is non conforming due to no egress window---

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $3,468 · $289/mo
• Expected delta: +$1,306/yr (+$109/mo · 60.4%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,870
• − Mortgage interest: −$17,365
• − Property taxes: −$2,162
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$9,018
• Taxable loss: −$7,524
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $-187/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: West Ottawa Public School District
• NCES district ID: 2635910
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $58,127
• Composite: 38.94/100
• National rank: #4087
• State rank: #140 of 540 in MI

Livability — Beechwood

• Score: 86/100
• State rank: #21
• US rank: #378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa County · 144,142 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 49,810
• Household income: $85,478
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 864.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 10% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Iranian 22% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 80% English-only · Spanish 15% Other Asian/Pacific 3% Vietnamese 1%

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: ▼ -240.90%
• Current HPI: 252.5142
• Rent YoY: ▲ 5.08%
• 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

-12.9% since first listed

7 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-14 Sold (Public Records) $270,000 Public Records
• 2026-05-14 Listed $310,000 SW Michigan MLS
• 2026-05-14 Listed $310,000 REALCOMP
• 2026-05-14 Listed $310,000 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $2,162 · +2.7% YoY. Source: county tax records.