2541 Day Ave NW · Walker, MI 49544

$229,000

2 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 1 Days on market

Built 1940 10,062 sqft lot $178/sqft · at area comps Est $277k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2541 Day Ave NW, a thoughtfully laid-out 2-bedroom, 1-bath home offering comfortable main-floor living with added flexibility upstairs. The main level features approximately 1,284 square feet, including a generous living area and a well-sized kitchen with abundant storage and workspace. The upper level expands the home's functionality with a loft-style area and second bedroom, creating additional finished space ideal for guests, a home office, or a private retreat. Situated in a lovely neighborhood in Grand Rapids atop a slab foundation, this home offers convenient single-level living with everything located on the main floor, plus bonus space above. Storage is plentiful, including excellent attic storage options. Recent improvements include a new wood deck in the backyard, which is mostly enclosed by neighboring fencing. An attached one-stall garage adds everyday convenience. Whether you're looking for an efficient primary residence or aninvestment opportunity in a desirable location, this home offers solid space, practical features, and room to make it your own with cosmetic updates.

Key facts

• 0.23 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Natural gas connected; Natural gas water heater
• Home design: Single family residence; Residential property
• Construction: Built in 1940; Vinyl siding; Composition/shingle roof; Slab foundation
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Eight total rooms; Mudroom; Loft
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (30.8% below list).
• Recommended offer: $158k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Walker — 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 (#188 in MI, #4,765 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, health & safety F.
• Kenowa Hills Public Schools (suburban): math 33% / reading 46% proficiency, ranked #205 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $32k; list at $229k implies a 609% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,363 (30.8% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (median comp): $276,705
• List price: $229,000
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2536 Day Ave NW	0.03mi	2/1.0	1,316 (+2%)	2mo	$275,000	$209	93
2425 Miller Ave NW	0.05mi	2/2.0	1,203 (-6%)	12mo	$345,000	$287	73
2446 Hufford Ave NW	0.08mi	3/2.0 (+1)	1,344 (+5%)	20mo	$270,000	$201	63
947 Roger St NW	0.56mi	2/1.0	1,340 (+4%)	5mo	$210,000	$157	62
2210 Gaynor Ave NW	0.52mi	2/1.0	1,288 (+0%)	17mo	$237,500	$184	61
963 Harding St NW	0.44mi	2/1.0	1,340 (+4%)	21mo	$258,100	$193	55
2728 Cornelia Ave NW	0.36mi	2/1.0	1,150 (-10%)	15mo	$230,000	$200	53
2723 Emerson Ave NW	0.71mi	3/1.5 (+1)	1,294 (+1%)	7mo	$325,000	$251	53
920 Jones St NW	0.45mi	3/2.0 (+1)	1,383 (+8%)	17mo	$290,000	$210	43
907 Roger St NW	0.51mi	3/1.5 (+1)	1,424 (+11%)	10mo	$282,500	$198	43
852 Harding St NW	0.37mi	3/1.0 (+1)	1,154 (-10%)	22mo	$262,500	$227	42
1026 Cogswell St NW	0.60mi	2/2.0	1,412 (+10%)	21mo	$279,500	$198	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-46,975
• Equity at exit: $34,145

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-53,848
• Equity at exit: $19,800

Cash invested: $64,120 (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 49544

• Home prices YoY: -28.8%
• Active inventory: 25
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-154

Break-even live

Break-even rent $1,778

Max offer price $201,868

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-89	+0% $-154	+5% $-218	+10% $-283
Rent	-10% $-279	-5% $-216	+0% $-154	+5% $-91	+10% $-28
Rate	-1.0pp $-38	-0.5pp $-95	base $-154	+0.5pp $-213	+1.0pp $-273

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2449 Hillside Dr NW Grand Rapids, MI	2.0	1.0	900	$1,495	$1.66	15d	1	0.09mi
873 McCarty St NW Grand Rapids, MI	3.0	2.0	1492	$2,100	$1.41	3d	1	0.22mi
1756 Tamarack Ave NW Grand Rapids, MI	3.0	2.0	1700	$2,195	$1.29	44d	1	0.95mi
2317 Coit Ave NE Grand Rapids, MI	2.0	1.0	1087	$1,700	$1.56	44d	1	1.15mi
1844 Monroe Ave NW Grand Rapids, MI	2.0	1.0	1000	$2,050	$2.05	44d	1	1.20mi
1429 Quarry Ave NW Unit 1 Grand Rapids, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	1.40mi

Listing history 12 events

1. 2026-05-15
   historical $229,000 996-char remark

   Show marketing remark (964 chars)

   Welcome to 2541 Day Ave NW, a thoughtfully laid-out 2-bedroom, 1-bath home offering comfortable main-floor living with added flexibility upstairs. The main level features approximately 1,284 square feet, including a generous living area and a well-sized kitchen with abundant storage and workspace. The upper level expands the home's functionality with a loft-style area and second bedroom, creating additional finished space ideal for guests, a home office, or a private retreat. Situated in a lovely neighborhood in Grand Rapids atop a slab foundation, this home offers convenient single-level living with everything located on the main floor, plus bonus space above. Storage is plentiful, including excellent attic storage options. Recent improvements include a new wood deck in the backyard, which is mostly enclosed by neighboring fencing. An attached one-stall garage adds everyday convenience. Whether you're looking for an efficient primary residence or an

2. 2026-05-15
   historical $229,000

   Show marketing remark (964 chars)

   Welcome to 2541 Day Ave NW, a thoughtfully laid-out 2-bedroom, 1-bath home offering comfortable main-floor living with added flexibility upstairs. The main level features approximately 1,284 square feet, including a generous living area and a well-sized kitchen with abundant storage and workspace. The upper level expands the home's functionality with a loft-style area and second bedroom, creating additional finished space ideal for guests, a home office, or a private retreat. Situated in a lovely neighborhood in Grand Rapids atop a slab foundation, this home offers convenient single-level living with everything located on the main floor, plus bonus space above. Storage is plentiful, including excellent attic storage options. Recent improvements include a new wood deck in the backyard, which is mostly enclosed by neighboring fencing. An attached one-stall garage adds everyday convenience. Whether you're looking for an efficient primary residence or an

3. 2012-07-27
   soldstatus $32,300
4. 2012-07-27
   soldstatus $32,300
5. 2012-05-14
   listed $35,000
6. 2012-05-14
   listed $35,000
7. 2006-05-26
   soldstatus $86,500
8. 2006-05-09
   soldstatus $86,500
9. 2006-05-09
   soldstatus $86,500
10. 2005-10-31
    listed $79,900
11. 2005-10-31
    listed $79,900
12. 2005-09-30
    soldstatus $42,000

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $2,413 · $201/mo
• Expected delta: +$1,113/yr (+$93/mo · 85.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,004
• − Mortgage interest: −$12,828
• − Property taxes: −$1,300
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$6,662
• Taxable loss: −$5,971
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $-410/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: Kenowa Hills Public Schools
• NCES district ID: 2620280
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $53,387
• Composite: 34.36/100
• National rank: #5221
• State rank: #205 of 540 in MI

Livability — Walker

• Score: 74/100
• State rank: #188
• US rank: #4765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walker, MI
• County: Kent County · 533,805 people
• City population: 33,350
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 9,631
• Household income: $74,390
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 313.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 15% Romanian 10% Lithuanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% Arabic 2% Other Asian/Pacific 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: ▼ -110.30%
• Current HPI: 273.0015
• Rent YoY: —
• 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

+445.2% since first listed

18 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — SW Michigan MLS
• 2026-05-20 Listed $229,000 REALCOMP
• 2026-05-20 Listed $229,000 SW Michigan MLS
• 2026-05-20 Listed $229,000 MiRealSource-MiMLS
• 2026-05-15 Coming Soon $229,000 MiRealSource-MiMLS
• 2026-05-15 Coming Soon $229,000 SW Michigan MLS
• 2012-07-27 Sold (MLS) $32,300 REALCOMP
• 2012-07-27 Sold (MLS) $32,300 SW Michigan MLS
• 2012-05-14 Listed $35,000 REALCOMP
• 2012-05-14 Listed $35,000 SW Michigan MLS
• 2006-05-26 Sold (Public Records) $86,500 Public Records
• 2006-05-09 Sold (MLS) $86,500 REALCOMP
• 2006-05-09 Sold (MLS) $86,500 SW Michigan MLS
• 2005-10-31 Listed $79,900 REALCOMP
• 2005-10-31 Listed $79,900 SW Michigan MLS
• 2005-09-30 Sold (Public Records) $42,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,300 · +2.6% YoY. Source: county tax records.