949 Diane St SE · Kentwood, MI 49508

$270,000

4 bd · 2.0 ba · 1,258 sqft · SingleFamily · 5 Days on market

Built 1960 10,019 sqft lot $215/sqft · 9% below area Est $298k · 9% under

---

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 +15.6/30.0
• ARV discount +11.7/15.0
• DSCR +4.8/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

Key facts

• Kitchen pantry
• Private backyard
• Unfinished basement

Tags

• KITCHEN PANTRY
• UNFINISHED BASEMENT
• PRIVATE BACKYARD
• STORAGE SHED
• EASY ACCESS TO LOCAL PARKS

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Natural gas available and connected; Electricity available; Cable connected; High-speed internet
• Home design: Ranch-style single-family home; One-story
• Construction: Built in 1960; Aluminum siding and brick exterior; Composition roof; Full foundation/basement
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Disposal; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling available
• Interior features: Eat-in kitchen; Wood-burning fireplace; Screens and insulated windows; Six total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $238k (11.9% below list).
• Recommended offer: $238k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 156 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

Recommended offer $237,948 (11.9% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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: 0.88% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (median comp): $297,690
• List price: $270,000
• Delta: -9.30%
• 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
949 Diane St SE	0.00mi	4/2.0	1,258 (0%)	0mo	$294,000	$234	100
5560 Greenboro Dr SE	0.11mi	4/2.0	1,188 (-6%)	4mo	$300,000	$253	83
1094 59th St SE	0.34mi	3/2.0 (-1)	1,200 (-5%)	7mo	$225,000	$188	66
5887 Glenbrook Ave SE	0.51mi	4/1.5	1,320 (+5%)	2mo	$325,000	$246	64
1244 Katrina Dr SE	0.38mi	3/1.5 (-1)	1,144 (-9%)	7mo	$245,000	$214	54
655 Sandhurst Dr SE	0.42mi	3/2.0 (-1)	1,385 (+10%)	9mo	$312,900	$226	51
725 52nd St SE	0.68mi	3/1.5 (-1)	1,198 (-5%)	6mo	$300,000	$250	49
1421 Brookmark St SE	0.62mi	3/1.0 (-1)	1,302 (+4%)	13mo	$230,000	$177	46
1441 Brookmark St SE	0.64mi	4/1.0	1,372 (+9%)	6mo	$280,500	$204	46
5315 Pinebrook Ave SE	0.71mi	3/1.0 (-1)	1,305 (+4%)	8mo	$218,000	$167	45
5186 Mildred Ave SE	0.60mi	3/1.0 (-1)	1,390 (+10%)	4mo	$270,000	$194	42
6116 Eastern Ave SE	0.57mi	3/1.0 (-1)	1,426 (+13%)	11mo	$302,500	$212	33

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-30,069
• Equity at exit: $40,258

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $11,112
• Equity at exit: $23,345

Cash invested: $75,600 (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: 156
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$238 /mo · $2,856/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $113

Break-even live

Break-even rent $2,236

Max offer price $270,000

Occupancy floor 90%

Sensitivity live

Price	-10% $266	-5% $190	+0% $113	+5% $37	+10% $-39
Rent	-10% $-75	-5% $19	+0% $113	+5% $207	+10% $301
Rate	-1.0pp $249	-0.5pp $182	base $113	+0.5pp $43	+1.0pp $-28

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1244 Katrina Dr SE Grand Rapids, MI	3.0	1.5	1144	$1,885	$1.65	15d	1	0.37mi
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	4d	8	0.59mi
5790 Madison Ave SE Unit 5790 Grand Rapids, MI	3.0	1.0	1300	$1,795	$1.38	11d	1	0.65mi
1471 Brookmark St SE Grand Rapids, MI	5.0	2.0	1022	$2,295	$2.25	24d	1	0.68mi
1695 Bloomfield Dr SE Grand Rapids, MI	2.0–3.0	1.5–2.0	1252	$2,175	$1.74	4d	3	1.11mi
6263 Division Ave S Grand Rapids, MI	2.0–3.0	2.0	1200	$1,579	$1.32	4d	1	1.40mi
2045 Old Valley Ct SE Kentwood, MI	3.0	2.0	1400	$1,945	$1.39	24d	1	1.42mi
545 68th St SE Grand Rapids, MI	3.0	2.5	1800	$2,400	$1.33	45d	1	1.46mi

Listing history 11 events

1. 2026-05-18
   status Pending 993-char remark

   Show marketing remark (993 chars)

   Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

2. 2026-05-18
   status Pending 993-char remark

   Show marketing remark (993 chars)

   Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

3. 2026-05-18
   status Pending

   Show marketing remark (993 chars)

   Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

4. 2026-05-13
   listed $270,000 Active 993-char remark

   Show marketing remark (993 chars)

   Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

5. 2026-05-13
   listed $270,000 Active 993-char remark

   Show marketing remark (993 chars)

   Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

6. 2026-05-13
   listed $270,000 Active

   Show marketing remark (993 chars)

   Discover the space, comfort, and potential showcased in this Kentwood gem! You'll be hard pressed to find another 4 bedroom, 2 full bath home with a kitchen pantry and opportunity to add more finished space for under $300k. The functional kitchen provides plenty of counter space and storage, while the unfinished basement offers endless opportunities to create additional living space; a home gym, recreation room, or office or bedrooms. Major mechanical updates bring peace of mind with a newer furnace and water heater already in place. Outside, you'll enjoy a private backyard complete with a storage shed and peaceful views backing up to a stream -- the perfect setting to relax or entertain. Conveniently located near Glenwood Elementary School with easy access to local parks, shopping, and everyday amenities, this home combines comfort, space, and opportunity in a desirable location. Don't miss your chance to make this versatile home your own. Offers due by Sunday, May 17th at 6pm.

7. 2015-01-08
   soldstatus $100,000
8. 2014-11-25
   soldstatus $100,000
9. 2014-11-25
   soldstatus $100,000
10. 2014-08-06
    listed $104,900
11. 2014-08-06
    listed $104,900

ⓘ 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: $2,856 · $238/mo
• Projected year-2 tax: $3,507 · $292/mo
• Expected delta: +$651/yr (+$54/mo · 22.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $28,554
• − Mortgage interest: −$15,124
• − Property taxes: −$2,856
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$7,855
• Taxable loss: −$3,200
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $2,128/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

• Census place: Kentwood, MI
• 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

+180.3% since first listed

14 events — show timeline

• 2026-06-12 Sold (MLS) $294,000 REALCOMP
• 2026-06-12 Sold (MLS) $294,000 SW Michigan MLS
• 2026-06-12 Sold (MLS) $294,000 MiRealSource-MiMLS
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — SW Michigan MLS
• 2026-05-13 Listed $270,000 REALCOMP
• 2026-05-13 Listed $270,000 SW Michigan MLS
• 2026-05-13 Listed $270,000 MiRealSource-MiMLS
• 2015-01-08 Sold (Public Records) $100,000 Public Records
• 2014-11-25 Sold (MLS) $100,000 REALCOMP
• 2014-11-25 Sold (MLS) $100,000 SW Michigan MLS
• 2014-08-06 Listed $104,900 REALCOMP
• 2014-08-06 Listed $104,900 SW Michigan MLS

Property tax history

+0.5%/yr

Latest (2025): $2,856 · +2.4% YoY. Source: county tax records.