1160 60th St SE · Kentwood, MI 49508

$224,900

3 bd · 2.0 ba · 1,459 sqft · SingleFamily · 19 Days on market

Built 1957 0.37 ac lot Est $309k · 27% under

---

Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

Key facts

• Pole barn
• Large lot
• Deck in back

Tags

• DECK IN BACK
• LARGE LOT
• POLE BARN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.7% in Kentwood — 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 74/100 on livability (#191 in MI, #4,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: commute C-, crime D, amenities F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.6%/yr); 155 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 41% of the median local income ($70k/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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $225k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,526 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $309,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Brookridge SE	0.18mi	3/1.5	1,540 (+6%)	2mo	$335,000	$218	78
1061 60th St SE	0.14mi	4/2.0 (+1)	1,512 (+4%)	6mo	$260,000	$172	78
5887 Glenbrook Ave SE	0.20mi	4/1.5 (+1)	1,320 (-10%)	2mo	$325,000	$246	66
6116 Eastern Ave SE	0.44mi	3/1.0	1,426 (-2%)	10mo	$302,500	$212	63
5854 Blaine Ave SE	0.26mi	3/1.5	1,616 (+11%)	12mo	$328,000	$203	58
1316 Brookridge St SE	0.20mi	3/1.5	1,638 (+12%)	15mo	$285,000	$174	56
5541 Bonnie Ave SE	0.59mi	3/1.5	1,592 (+9%)	3mo	$330,000	$207	53
837 Tierra St SE	0.46mi	3/2.0	1,656 (+14%)	4mo	$375,000	$226	52
949 Diane St SE	0.52mi	4/2.0 (+1)	1,258 (-14%)	0mo	$294,000	$234	48
1441 Brookmark St SE	0.72mi	4/1.0 (+1)	1,372 (-6%)	6mo	$280,500	$204	43
1421 Brookmark St SE	0.70mi	3/1.0	1,302 (-11%)	13mo	$230,000	$177	35
863 Beauford St SE	0.74mi	4/2.0 (+1)	1,672 (+15%)	5mo	$380,000	$227	32

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 · 5.64% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,057
• Equity at exit: $33,533

10-year hold

• IRR: 12.8%
• Equity multiple: 2.13×
• Total profit: $71,305
• Equity at exit: $19,445

Cash invested: $62,972 (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 49508

• Rents YoY: 5.6%
• Active inventory: 155
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $502

Break-even live

Break-even rent $1,785

Max offer price $224,900

Occupancy floor 74%

Sensitivity live

Price	-10% $629	-5% $565	+0% $502	+5% $438	+10% $374
Rent	-10% $311	-5% $406	+0% $502	+5% $597	+10% $693
Rate	-1.0pp $615	-0.5pp $559	base $502	+0.5pp $443	+1.0pp $384

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	3d	8	0.11mi
1394 Carriage Hill Dr SE Grand Rapids, MI	2.0	1.0	1200	$1,295	$1.08	24d	1	0.35mi
1244 Katrina Dr SE Grand Rapids, MI	3.0	1.5	1144	$1,885	$1.65	15d	1	0.52mi
1695 Bloomfield Dr SE Grand Rapids, MI	2.0–3.0	1.5–2.0	1252	$2,175	$1.74	3d	3	0.72mi
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	11d	1	0.92mi
2045 Old Valley Ct SE Kentwood, MI	3.0	2.0	1400	$1,945	$1.39	24d	1	1.12mi
545 68th St SE Grand Rapids, MI	3.0	2.5	1800	$2,400	$1.33	44d	1	1.21mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	3d	1	1.49mi

Listing history 19 events

1. 2026-03-02
   status Pending 379-char remark

   Show marketing remark (377 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

2. 2026-03-02
   status Pending 377-char remark

   Show marketing remark (377 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

3. 2026-03-02
   status Pending

   Show marketing remark (377 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

4. 2026-02-26
   price $224,900 377-char remark

   Show marketing remark (377 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

5. 2026-02-25
   price $224,900 379-char remark

   Show marketing remark (379 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

6. 2026-02-25
   price $224,900

   Show marketing remark (379 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

7. 2026-02-10
   listed $249,900 Active 379-char remark

   Show marketing remark (379 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

8. 2026-02-09
   listed $249,900 Active 377-char remark

   Show marketing remark (377 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

9. 2026-02-09
   listed $249,900 Active

   Show marketing remark (377 chars)

   Estate property sold as is. Calling all investors. .. needs some cosmetics. and some cosmetic updates good space ' ranch style home close to shopping , schools , M6. Kitchen eating area, 2br/full bath main floor . 3rd br non conf and 2nd full bath. in full basement. Deck in back overlooking large lotincuding a shed. Basement level has walk out door. Two car attatched garage.

10. 2018-09-07
    soldstatus $138,000
11. 2018-09-04
    soldstatus $138,000
12. 2018-09-04
    soldstatus $138,000 Sold
13. 2018-06-25
    status Pending
14. 2018-06-15
    status Active
15. 2018-05-30
    status Pending
16. 2018-05-25
    listed $130,000
17. 2018-05-25
    listed $130,000
18. 2018-05-14
    listed $130,000 Active
19. 2009-07-17
    soldstatus $45,000

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: +$910/yr (+$76/mo · 55.4%)

ⓘ 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 ≥96°F today · 15 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: $29,039
• − Mortgage interest: −$12,598
• − Property taxes: −$1,643
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$6,543
• Taxable income: $2,485
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $5,424/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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Kentwood

• Score: 74/100
• State rank: #191
• US rank: #4892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 533,805 people
• City population: 130,591
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 42,720
• Household income: $70,120
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1358.0

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 0.68)
• Race & ethnicity: White 48% Black 24% Two or more races 12% Hispanic / Latino 11% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 15% Romanian 3% Swiss 3%
• Foreign-born: 19% · Canada, Philippines, India
• Languages at home: 75% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -153.47%
• Current HPI: 274.2591
• Rent YoY: ▲ 5.64%
• 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

+399.8% since first listed

19 events — show timeline

• 2026-03-02 Pending — REALCOMP
• 2026-03-02 Pending — MiRealSource-MiMLS
• 2026-03-02 Pending — SW Michigan MLS
• 2026-02-26 Price Changed $224,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $224,900 REALCOMP
• 2026-02-25 Price Changed $224,900 SW Michigan MLS
• 2026-02-10 Listed $249,900 REALCOMP
• 2026-02-09 Listed $249,900 SW Michigan MLS
• 2026-02-09 Listed $249,900 MiRealSource-MiMLS
• 2018-09-07 Sold (Public Records) $138,000 Public Records
• 2018-09-04 Sold (MLS) $138,000 SW Michigan MLS
• 2018-09-04 Sold (MLS) $138,000 REALCOMP
• 2018-06-25 Pending — SW Michigan MLS
• 2018-06-15 Relisted — SW Michigan MLS
• 2018-05-30 Pending — SW Michigan MLS
• 2018-05-25 Listed $130,000 MiRealSource-MiMLS
• 2018-05-25 Listed $130,000 REALCOMP
• 2018-05-14 Listed $130,000 SW Michigan MLS
• 2009-07-17 Sold (Public Records) $45,000 Public Records

Property tax history

+22.4%/yr

Latest (2025): $1,643 · -26.4% YoY. Source: county tax records.