433 Adams St SE · Grand Rapids, MI 49507

$257,900

3 bd · 3.0 ba · 2,059 sqft · SingleFamily public records · 126 Days on market

Built 1900 6,621 sqft lot $125/sqft · at area comps Est $281k · 8% under

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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 +13.6/30.0
• ARV discount +11.2/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

Key facts

• Functional layout
• 6,621 sq ft lot
• 2 garage spots

Tags

• FUNCTIONAL LAYOUT
• EASY ACCESS TO DOWNTOWN
• SPACE FOR OUTDOOR ENJOYMENT
• PERSONALIZATION OPPORTUNITIES
• VALUE-ADD OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $12 ($146/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 $227k (12.1% below list).
• Recommended offer: $227k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Campus Elementary (math 2% / reading 2%, grade F, #1,384 of 1,397 statewide, top 100%, 266 students, 97% 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) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 178 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 44% 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 126 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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 $179k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,601 (12.1% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $281,273
• List price: $257,900
• Delta: -8.31%
• Verdict: FAIR
• Comps: 11 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-36,947
• Equity at exit: $38,454

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-13,885
• Equity at exit: $22,298

Cash invested: $72,212 (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 49507

• Rents YoY: 4.7%
• Active inventory: 178
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,352
• Tax from tax record: −$318 /mo · $3,817/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $12

Break-even live

Break-even rent $2,251

Max offer price $257,900

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $85	+0% $12	+5% $-61	+10% $-134
Rent	-10% $-167	-5% $-77	+0% $12	+5% $102	+10% $191
Rate	-1.0pp $142	-0.5pp $78	base $12	+0.5pp $-55	+1.0pp $-123

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: $64,475
• Closing costs: $7,737
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Woodlawn St SE Grand Rapids, MI	4.0	1.0	2072	$2,200	$1.06	45d	1	0.34mi
729 Bates St SE Unit 1 Grand Rapids, MI	4.0	3.5	1576	$2,395	$1.52	45d	1	0.86mi
550 Union Ave SE Grand Rapids, MI	3.0	1.5	1743	$2,800	$1.61	45d	1	1.01mi
1027 Underwood Ave SE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	16d	1	1.02mi
414 Paris Ave SE Grand Rapids, MI	3.0	1.5	1700	$2,850	$1.68	45d	1	1.19mi
728 Fuller Ave SE Grand Rapids, MI	4.0	2.0	2500	$2,200	$0.88	45d	1	1.20mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	45d	1	1.30mi
350 Ionia Ave SW Grand Rapids, MI	2.0–3.0	2.0–3.0	1400	$1,350	$0.96	13d	2	1.44mi
1321 Bemis St SE Grand Rapids, MI	4.0	2.5	2367	$2,700	$1.14	5d	1	1.48mi

Listing history 34 events

1. 2026-06-05
   statusdays on market $257,900 Pending 126 DOM
2. 2026-06-03
   days on market $257,900 Active 125 DOM
3. 2026-06-03
   days on market $257,900 Active 124 DOM
4. 2026-06-01
   days on market $257,900 Active 123 DOM
5. 2026-05-31
   days on market $257,900 Active 122 DOM
6. 2026-05-02
   price $257,900 600-char remark

   Show marketing remark (600 chars)

   Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

7. 2026-05-02
   price $257,900 600-char remark

   Show marketing remark (600 chars)

   Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

8. 2026-05-02
   price $257,900

   Show marketing remark (600 chars)

   Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

9. 2026-03-04
   price $258,500 600-char remark

   Show marketing remark (600 chars)

   Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

10. 2026-03-03
    price $258,500 600-char remark

    Show marketing remark (600 chars)

    Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

11. 2026-03-03
    price $258,500

    Show marketing remark (600 chars)

    Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

12. 2026-01-29
    listed $260,000 Active 600-char remark

    Show marketing remark (600 chars)

    Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

13. 2026-01-29
    listed $260,000 Active 600-char remark

    Show marketing remark (600 chars)

    Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

14. 2026-01-29
    listed $260,000 Active

    Show marketing remark (600 chars)

    Welcome to 433 Adams St SE, a well-located property in the heart of Grand Rapids' southeast side. This home offers a functional layout with great potential. Conveniently situated near local schools, parks, shopping, dining, and major highways, this property provides easy access to downtown Grand Rapids and surrounding areas. The yard offers space for outdoor enjoyment, while the home's layout allows for personalization and value-add opportunities. Whether you're looking to make it your own or expand your investment portfolio, this property is full of possibilities. Schedule your showing today!

15. 2023-01-09
    soldstatus $179,000
16. 2022-11-14
    soldstatus $180,000 Sold
17. 2022-11-14
    soldstatus $180,000 Closed
18. 2022-11-14
    soldstatus $180,000 Sold
19. 2022-10-21
    status Pending
20. 2022-10-21
    status Pending
21. 2022-10-21
    status Pending
22. 2022-10-20
    listed $170,000 Active
23. 2022-10-20
    listed $170,000 Active
24. 2022-10-20
    listed $170,000 Active
25. 2016-09-29
    soldstatus $97,450
26. 2016-06-27
    soldstatus $97,450
27. 2016-06-27
    soldstatus $97,450 Sold
28. 2016-06-25
    status Pending
29. 2016-06-12
    historical
30. 2016-04-27
    status Pending
31. 2016-04-20
    status Active
32. 2016-04-19
    status Pending
33. 2016-04-15
    listed $99,900 Active
34. 2016-04-15
    listed $99,900

ⓘ 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: $3,817 · $318/mo
• Projected year-2 tax: $3,894 · $325/mo
• Expected delta: +$78/yr (+$6/mo · 2.0%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,192
• − Mortgage interest: −$14,446
• − Property taxes: −$3,817
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$7,503
• Taxable loss: −$4,214
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $1,158/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): 38,487
• Household income: $61,461
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1625.0

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: 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%

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

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

+158.2% since first listed

29 events — show timeline

• 2026-05-02 Price Changed $257,900 MiRealSource-MiMLS
• 2026-05-02 Price Changed $257,900 REALCOMP
• 2026-05-02 Price Changed $257,900 SW Michigan MLS
• 2026-03-04 Price Changed $258,500 MiRealSource-MiMLS
• 2026-03-03 Price Changed $258,500 REALCOMP
• 2026-03-03 Price Changed $258,500 SW Michigan MLS
• 2026-01-29 Listed $260,000 SW Michigan MLS
• 2026-01-29 Listed $260,000 REALCOMP
• 2026-01-29 Listed $260,000 MiRealSource-MiMLS
• 2023-01-09 Sold (Public Records) $179,000 Public Records
• 2022-11-14 Sold (MLS) $180,000 SW Michigan MLS
• 2022-11-14 Sold (MLS) $180,000 MiRealSource-MiMLS
• 2022-11-14 Sold (MLS) $180,000 REALCOMP
• 2022-10-21 Pending — MiRealSource-MiMLS
• 2022-10-21 Pending — REALCOMP
• 2022-10-21 Pending — SW Michigan MLS
• 2022-10-20 Listed $170,000 SW Michigan MLS
• 2022-10-20 Listed $170,000 MiRealSource-MiMLS
• 2022-10-20 Listed $170,000 REALCOMP
• 2016-09-29 Sold (Public Records) $97,450 Public Records
• 2016-06-27 Sold (MLS) $97,450 SW Michigan MLS
• 2016-06-27 Sold (MLS) $97,450 REALCOMP
• 2016-06-25 Pending — SW Michigan MLS
• 2016-06-12 Listing Removed — SW Michigan MLS
• 2016-04-27 Pending — SW Michigan MLS
• 2016-04-20 Relisted — SW Michigan MLS
• 2016-04-19 Pending — SW Michigan MLS
• 2016-04-15 Listed $99,900 SW Michigan MLS
• 2016-04-15 Listed $99,900 REALCOMP

Property tax history

+13.8%/yr

Latest (2025): $3,817 · -3.6% YoY. Source: county tax records.