411 Curtis St NE · Grand Rapids, MI 49505

$234,900

4 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 3 Days on market

Built 1920 4,748 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 411 Curtis St NE! This updated 3-bedroom, 1.5-bath home is perfectly situated in the heart of Grand Rapids, keeping you close to everything the city has to offer. A standout feature for the area is the rare, extra-deep 2-stall attached garage, paired with a surprisingly spacious backyard ideal for relaxing or entertaining. Buyers will love the convenience of main floor laundry and the peace of mind that comes with significant recent updates: a brand-new roof with a transferable warranty (Sept 2025), a completely remodeled full bathroom (2024), and a newly replaced lead-free city waterline (2025). Inside, you'll find fresh paint throughout and new carpet (2022), plus a new dishwasher (2024) in the kitchen. Move-in ready and packed with value, this home won't last long. Located in the Grand Rapids public school district. Schedule your showing today! BATVAI Sellers have called for highest and best with offers due by 7pm May 30th.

Key facts

• Spacious backyard
• Main floor laundry
• Brand-new roof

Tags

• SPACIOUS BACKYARD
• MAIN FLOOR LAUNDRY
• BRAND-NEW ROOF
• REMODELED FULL BATHROOM
• NEW DISHWASHER

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet available
• Home design: Traditional single-family home; Residential property
• Construction: Built in 1920; Vinyl siding; Asphalt roof; Michigan basement foundation
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: 3 total rooms; Michigan-style 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 $235k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/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 $235k (0.0% below list).
• Recommended offer: $235k (0.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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 fast (+4.5%/yr); 149 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); 92% 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 38% of the median local income ($75k/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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 38y 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 $143k; list at $235k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,863

Questions for the listing agent

1. Built in 1920 — 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: 1.00% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-11,275
• Equity at exit: $35,024

10-year hold

• IRR: 6.8%
• Equity multiple: 1.54×
• Total profit: $35,516
• Equity at exit: $20,310

Cash invested: $65,772 (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 49505

• Rents YoY: 4.5%
• Active inventory: 149
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $363

Break-even live

Break-even rent $1,889

Max offer price $234,900

Occupancy floor 80%

Sensitivity live

Price	-10% $496	-5% $429	+0% $363	+5% $296	+10% $230
Rent	-10% $177	-5% $270	+0% $363	+5% $456	+10% $548
Rate	-1.0pp $481	-0.5pp $423	base $363	+0.5pp $302	+1.0pp $240

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Page St NE Grand Rapids, MI	3.0	2.0	1100	$3,100	$2.82	45d	1	0.30mi
50 Mathews Ct NE Grand Rapids, MI	3.0	1.5	1100	$1,850	$1.68	45d	1	0.45mi
519 Shirley St NE Grand Rapids, MI	5.0	2.0	1192	$2,045	$1.72	45d	1	0.55mi
138 Travis St NE Grand Rapids, MI	4.0	2.0	1800	$2,395	$1.33	12d	1	0.56mi
728 Fairview Ave NE Grand Rapids, MI	4.0	2.0	2000	$2,100	$1.05	45d	1	0.86mi
1335 Hamilton Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1124	$1,395	$1.24	45d	1	1.08mi
541 Eastern Ave NE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	45d	1	1.10mi
523 Crosby St NW Grand Rapids, MI	5.0	2.0	1701	$2,200	$1.29	45d	1	1.11mi
414 Benson Ave NE Grand Rapids, MI	1.0–3.0	1.0–2.0	1110	$2,673	$2.41	45d	14	1.13mi
1429 Quarry Ave NW Unit 1 Grand Rapids, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	1.15mi
700 Broadway Ave NW Unit 1 Grand Rapids, MI	4.0	2.0	1450	$2,795	$1.93	45d	1	1.28mi
1044 Muskegon Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1100	$1,800	$1.64	45d	1	1.30mi
734 Crosby St NW Unit 1 Grand Rapids, MI	3.0	1.0	1057	$1,800	$1.70	45d	1	1.43mi

Listing history 33 events

1. 2026-05-31
   status $234,900 Pending 3 DOM
2. 2026-05-31
   days on market $234,900 Active 3 DOM
3. 2026-05-28
   listed $234,900 Active 951-char remark

   Show marketing remark (951 chars)

   Welcome to 411 Curtis St NE! This updated 3-bedroom, 1.5-bath home is perfectly situated in the heart of Grand Rapids, keeping you close to everything the city has to offer. A standout feature for the area is the rare, extra-deep 2-stall attached garage, paired with a surprisingly spacious backyard ideal for relaxing or entertaining. Buyers will love the convenience of main floor laundry and the peace of mind that comes with significant recent updates: a brand-new roof with a transferable warranty (Sept 2025), a completely remodeled full bathroom (2024), and a newly replaced lead-free city waterline (2025). Inside, you'll find fresh paint throughout and new carpet (2022), plus a new dishwasher (2024) in the kitchen. Move-in ready and packed with value, this home won't last long. Located in the Grand Rapids public school district. Schedule your showing today! BATVAI Sellers have called for highest and best with offers due by 7pm May 30th.

4. 2026-05-28
   listed $234,900 Active 951-char remark

   Show marketing remark (951 chars)

   Welcome to 411 Curtis St NE! This updated 3-bedroom, 1.5-bath home is perfectly situated in the heart of Grand Rapids, keeping you close to everything the city has to offer. A standout feature for the area is the rare, extra-deep 2-stall attached garage, paired with a surprisingly spacious backyard ideal for relaxing or entertaining. Buyers will love the convenience of main floor laundry and the peace of mind that comes with significant recent updates: a brand-new roof with a transferable warranty (Sept 2025), a completely remodeled full bathroom (2024), and a newly replaced lead-free city waterline (2025). Inside, you'll find fresh paint throughout and new carpet (2022), plus a new dishwasher (2024) in the kitchen. Move-in ready and packed with value, this home won't last long. Located in the Grand Rapids public school district. Schedule your showing today! BATVAI Sellers have called for highest and best with offers due by 7pm May 30th.

5. 2026-05-28
   listed $234,900 Active

   Show marketing remark (951 chars)

   Welcome to 411 Curtis St NE! This updated 3-bedroom, 1.5-bath home is perfectly situated in the heart of Grand Rapids, keeping you close to everything the city has to offer. A standout feature for the area is the rare, extra-deep 2-stall attached garage, paired with a surprisingly spacious backyard ideal for relaxing or entertaining. Buyers will love the convenience of main floor laundry and the peace of mind that comes with significant recent updates: a brand-new roof with a transferable warranty (Sept 2025), a completely remodeled full bathroom (2024), and a newly replaced lead-free city waterline (2025). Inside, you'll find fresh paint throughout and new carpet (2022), plus a new dishwasher (2024) in the kitchen. Move-in ready and packed with value, this home won't last long. Located in the Grand Rapids public school district. Schedule your showing today! BATVAI Sellers have called for highest and best with offers due by 7pm May 30th.

6. 2017-10-13
   soldstatus $143,000
7. 2017-10-11
   soldstatus $143,000
8. 2017-10-11
   soldstatus $143,000 Sold
9. 2017-08-20
   status Pending
10. 2017-08-03
    listed $140,000 Active
11. 2017-08-02
    listed $140,000
12. 2015-01-31
    historical
13. 2015-01-30
    historical
14. 2015-01-28
    historical
15. 2004-12-03
    soldstatus $92,000
16. 2004-11-12
    soldstatus $92,000
17. 2004-11-12
    soldstatus $92,000
18. 2004-09-25
    listed $94,900
19. 2004-09-25
    listed $94,900
20. 1995-04-20
    soldstatus $51,000
21. 1995-04-20
    soldstatus $51,000
22. 1994-12-31
    listed $53,288
23. 1994-12-31
    listed $53,288
24. 1994-09-24
    historical
25. 1994-03-24
    listed $56,111
26. 1994-03-24
    listed $56,111
27. 1994-02-28
    historical
28. 1993-08-28
    listed $59,000
29. 1993-08-28
    listed $59,000
30. 1989-07-06
    listed $49,900
31. 1989-07-06
    listed $49,900
32. 1988-09-28
    listed $47,500
33. 1988-09-28
    listed $47,500

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $2,785 · $232/mo
• Expected delta: +$832/yr (+$69/mo · 42.6%)

ⓘ 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 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: $28,184
• − Mortgage interest: −$13,158
• − Property taxes: −$1,953
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$6,833
• Taxable income: $555
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $4,222/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): 32,426
• Household income: $74,906
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1330.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Iranian 12% Romanian 8% Italian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -324.57%
• Current HPI: 306.797
• Rent YoY: ▲ 4.55%
• 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

+394.5% since first listed

31 events — show timeline

• 2026-05-28 Listed $234,900 SW Michigan MLS
• 2026-05-28 Listed $234,900 REALCOMP
• 2026-05-28 Listed $234,900 MiRealSource-MiMLS
• 2017-10-13 Sold (Public Records) $143,000 Public Records
• 2017-10-11 Sold (MLS) $143,000 SW Michigan MLS
• 2017-10-11 Sold (MLS) $143,000 REALCOMP
• 2017-08-20 Pending — SW Michigan MLS
• 2017-08-03 Listed $140,000 SW Michigan MLS
• 2017-08-02 Listed $140,000 REALCOMP
• 2015-01-31 Listing Removed — SW Michigan MLS
• 2015-01-30 Listing Removed — SW Michigan MLS
• 2015-01-28 Listing Removed — SW Michigan MLS
• 2004-12-03 Sold (Public Records) $92,000 Public Records
• 2004-11-12 Sold (MLS) $92,000 REALCOMP
• 2004-11-12 Sold (MLS) $92,000 SW Michigan MLS
• 2004-09-25 Listed $94,900 REALCOMP
• 2004-09-25 Listed $94,900 SW Michigan MLS
• 1995-04-20 Sold (MLS) $51,000 REALCOMP
• 1995-04-20 Sold (MLS) $51,000 SW Michigan MLS
• 1994-12-31 Listed $53,288 REALCOMP
• 1994-12-31 Listed $53,288 SW Michigan MLS
• 1994-09-24 Listing Removed — REALCOMP
• 1994-03-24 Listed $56,111 REALCOMP
• 1994-03-24 Listed $56,111 SW Michigan MLS
• 1994-02-28 Listing Removed — REALCOMP
• 1993-08-28 Listed $59,000 REALCOMP
• 1993-08-28 Listed $59,000 SW Michigan MLS
• 1989-07-06 Listed $49,900 REALCOMP
• 1989-07-06 Listed $49,900 SW Michigan MLS
• 1988-09-28 Listed $47,500 REALCOMP
• 1988-09-28 Listed $47,500 SW Michigan MLS

Property tax history

+4.2%/yr

Latest (2025): $1,953 · +2.4% YoY. Source: county tax records.