914 Fulton St W · Grand Rapids, MI 49504

$204,900

4 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 184 Days on market

Built 1910 4,356 sqft lot $149/sqft · 7% below area Est $220k · 7% 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 +12.3/30.0
• ARV discount +10.6/15.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

Key facts

• In-unit laundry
• Large kitchen
• 4,356 sq ft lot

Tags

• LARGE KITCHEN
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-38 ($-459/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (13.1% below list).
• Recommended offer: $178k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 (+2.6%/yr); 153 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 30% 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 $1k of loan paydown is wiped out by about $6k 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 184 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,013 (13.1% 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. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $220,042
• List price: $204,900
• Delta: -6.88%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-36,237
• Equity at exit: $30,551

10-year hold

• IRR: -10.9%
• Equity multiple: 0.35×
• Total profit: $-37,128
• Equity at exit: $17,716

Cash invested: $57,372 (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 49504

• Rents YoY: 2.6%
• Active inventory: 153
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$285 /mo · $3,416/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-38

Break-even live

Break-even rent $1,829

Max offer price $198,144

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $20	+0% $-38	+5% $-96	+10% $-154
Rent	-10% $-179	-5% $-109	+0% $-38	+5% $32	+10% $102
Rate	-1.0pp $65	-0.5pp $14	base $-38	+0.5pp $-91	+1.0pp $-145

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Indiana Ave SW Unit 2 Grand Rapids, MI	3.0	1.0	1000	$1,295	$1.29	44d	1	0.12mi
200 Gold Ave NW Grand Rapids, MI	3.0	1.0	1112	$1,549	$1.39	44d	1	0.42mi
816 Kensington Ave SW Grand Rapids, MI	3.0	1.0	1600	$1,750	$1.09	22d	1	1.02mi
700 Broadway Ave NW Unit 1 Grand Rapids, MI	4.0	2.0	1450	$2,795	$1.93	44d	1	1.08mi
350 Ionia Ave SW Grand Rapids, MI	2.0–3.0	2.0–3.0	1400	$1,350	$0.96	12d	2	1.16mi
209 Division Ave S Grand Rapids, MI	1.0–3.0	1.0–2.0	1180	$1,495	$1.27	22d	2	1.19mi
1019 Norwich Ave SW Grand Rapids, MI	3.0	1.0	1214	$1,595	$1.31	4d	1	1.29mi
1004 Jennette Ave NW Grand Rapids, MI	3.0	1.0	1000	$1,025	$1.02	44d	1	1.31mi
1044 Muskegon Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1100	$1,800	$1.64	44d	1	1.41mi

Listing history 48 events

1. 2026-06-18
   days on market $204,900 Active 184 DOM
2. 2026-06-17
   days on market $204,900 Active 183 DOM
3. 2026-06-16
   days on market $204,900 Active 182 DOM
4. 2026-06-15
   days on market $204,900 Active 181 DOM
5. 2026-06-14
   days on market $204,900 Active 179 DOM
6. 2026-06-13
   days on market $204,900 Active 178 DOM
7. 2026-06-10
   days on market $204,900 Active 176 DOM
8. 2026-06-09
   days on market $204,900 Active 175 DOM
9. 2026-06-08
   days on market $204,900 Active 174 DOM
10. 2026-06-07
    days on market $204,900 Active 173 DOM
11. 2026-06-05
    days on market $204,900 Active 170 DOM
12. 2026-06-03
    days on market $204,900 Active 169 DOM
13. 2026-06-03
    days on market $204,900 Active 168 DOM
14. 2026-06-01
    days on market $204,900 Active 167 DOM
15. 2026-05-31
    days on market $204,900 Active 166 DOM
16. 2026-04-30
    price $204,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

17. 2026-04-30
    price $204,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

18. 2026-04-23
    price $214,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

19. 2026-04-22
    status Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

20. 2026-04-22
    price $214,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

21. 2026-04-22
    status Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

22. 2026-04-19
    status Pending 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

23. 2026-04-19
    status Pending 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

24. 2026-04-09
    price $219,500 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

25. 2026-04-09
    price $219,500 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

26. 2026-03-26
    price $224,500 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

27. 2026-03-26
    price $224,500 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

28. 2026-02-28
    price $229,500 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

29. 2026-02-28
    price $229,500 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

30. 2026-01-07
    price $229,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

31. 2026-01-06
    price $229,900 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

32. 2025-12-13
    listed $239,900 Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

33. 2025-12-13
    listed $239,900 Active 914-char remark

    Show marketing remark (914 chars)

    Welcome to 914 W Fulton! This well-located duplex is ready for its next owner and offers a solid value-add play for someone looking to unlock its full upside. Major upgrades included: new furnace, new water heater, and a new roof! The front unit is a studio and is currently M2M at $700/month (with the potential to be a 1 BR generating $1,100 /mo). The rear unit is a roomy 2 BR / 1 BA with a large kitchen, living area, and in-unit laundry. The 2 BR needs a few updates, and should generate between $1,350-1,450 /mo, making it a great opportunity to build equity through improvements. Positioned right in the middle of an area experiencing fresh development and new multifamily projects, this location is benefiting from ongoing growth and revitalization--an ideal setup for long-term upside. Convenient access puts you minutes from Downtown Grand Rapids, close to US-131, and near GVSU. Book your showing today!

34. 2025-11-16
    historical
35. 2025-11-15
    historical
36. 2025-05-15
    listed $239,900 Active
37. 2025-05-15
    listed $239,900 Active
38. 2021-03-23
    soldstatus $148,333
39. 2015-02-02
    historical
40. 2002-04-24
    soldstatus $81,900
41. 2001-11-29
    listed $79,900
42. 1998-10-30
    soldstatus $30,000
43. 1998-10-30
    soldstatus $30,000
44. 1998-09-30
    listed $35,000
45. 1998-09-30
    listed $35,000
46. 1997-11-06
    historical
47. 1997-05-06
    listed $45,000
48. 1997-05-06
    listed $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: $3,416 · $285/mo
• Projected year-2 tax: $3,416 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone D · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $21,362
• − Mortgage interest: −$11,478
• − Property taxes: −$3,416
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,961
• Taxable loss: −$3,935
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $485/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): 40,036
• Household income: $70,119
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 2132.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 10% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Romanian 11% Iranian 10% Lithuanian 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -274.76%
• Current HPI: 313.231
• Rent YoY: ▲ 2.64%
• 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

+355.3% since first listed

33 events — show timeline

• 2026-04-30 Price Changed $204,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $204,900 REALCOMP
• 2026-04-23 Price Changed $214,900 MiRealSource-MiMLS
• 2026-04-22 Relisted — REALCOMP
• 2026-04-22 Price Changed $214,900 REALCOMP
• 2026-04-22 Relisted — MiRealSource-MiMLS
• 2026-04-19 Pending — REALCOMP
• 2026-04-19 Pending — MiRealSource-MiMLS
• 2026-04-09 Price Changed $219,500 MiRealSource-MiMLS
• 2026-04-09 Price Changed $219,500 REALCOMP
• 2026-03-26 Price Changed $224,500 MiRealSource-MiMLS
• 2026-03-26 Price Changed $224,500 REALCOMP
• 2026-02-28 Price Changed $229,500 MiRealSource-MiMLS
• 2026-02-28 Price Changed $229,500 REALCOMP
• 2026-01-07 Price Changed $229,900 MiRealSource-MiMLS
• 2026-01-06 Price Changed $229,900 REALCOMP
• 2025-12-13 Listed $239,900 REALCOMP
• 2025-12-13 Listed $239,900 MiRealSource-MiMLS
• 2025-11-16 Listing Removed — MiRealSource-MiMLS
• 2025-11-15 Listing Removed — REALCOMP
• 2025-05-15 Listed $239,900 REALCOMP
• 2025-05-15 Listed $239,900 MiRealSource-MiMLS
• 2021-03-23 Sold (Public Records) $148,333 Public Records
• 2015-02-02 Listing Removed — SW Michigan MLS
• 2002-04-24 Sold (MLS) $81,900 SW Michigan MLS
• 2001-11-29 Listed $79,900 SW Michigan MLS
• 1998-10-30 Sold (MLS) $30,000 REALCOMP
• 1998-10-30 Sold (MLS) $30,000 SW Michigan MLS
• 1998-09-30 Listed $35,000 REALCOMP
• 1998-09-30 Listed $35,000 SW Michigan MLS
• 1997-11-06 Listing Removed — REALCOMP
• 1997-05-06 Listed $45,000 REALCOMP
• 1997-05-06 Listed $45,000 SW Michigan MLS

Property tax history

+9.6%/yr

Latest (2025): $3,416 · -1.2% YoY. Source: county tax records.