397 Mayfair St · Beechwood, MI 49424

$299,900

4 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 1 Days on market

Built 1964 0.30 ac lot Est $331k · 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).

• ARV discount +11.7/15.0
• Cash flow +8.9/30.0
• Livability +4.3/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

Key facts

• Hardwood flooring
• 14x28 deck
• In-ground sprinklers

Tags

• HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• FULLY FENCED-IN BACKYARD
• IN-GROUND SPRINKLERS
• 14X28 DECK

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Ranch-style single-family home; One story
• Construction: Built in 1964; Brick construction; Composition roof; Living area approximately 1,871
• Exterior features: Paved road access; Lot about 0.3 acres; Public water

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Seven total rooms; Full basement; Recreation room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (26.3% below list).
• Recommended offer: $221k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Beechwood — 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 86/100 on livability (#21 in MI, #378 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F.
• West Ottawa Public School District (suburban): math 37% / reading 52% proficiency, ranked #140 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 343 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/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 $9k of value loss. Plan a longer hold.
• Ottawa County population projected at +24% 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.
• 6 sale attempts since 6y 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 $218k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $221,079 (26.3% 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 1964 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $330,624
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Butternut Dr	0.18mi	3/2.0 (-1)	1,168 (+1%)	6mo	$300,000	$257	77
888 S Kingwood Ct	0.24mi	3/1.5 (-1)	1,236 (+7%)	8mo	$355,000	$287	66
971 Shadybrook Dr	0.48mi	3/1.5 (-1)	1,107 (-4%)	9mo	$344,900	$312	59
14170 Carol St	0.48mi	3/1.0 (-1)	1,048 (-9%)	2mo	$337,500	$322	54
436 Rose Park Dr	0.26mi	3/1.0 (-1)	1,292 (+12%)	8mo	$245,000	$190	53
14157 Carol St	0.44mi	3/1.0 (-1)	1,216 (+6%)	12mo	$260,000	$214	53
351 James St	0.61mi	3/1.0 (-1)	1,208 (+5%)	6mo	$259,900	$215	52
2654 142nd Ave	0.48mi	3/1.5 (-1)	1,074 (-7%)	20mo	$325,000	$303	45
866 Woodside Dr	0.67mi	3/1.5 (-1)	1,026 (-11%)	6mo	$332,000	$324	40

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-59,295
• Equity at exit: $44,716

10-year hold

• IRR: -9.1%
• Equity multiple: 0.39×
• Total profit: $-51,318
• Equity at exit: $25,930

Cash invested: $83,972 (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 49424

• Rents YoY: 5.1%
• Active inventory: 343
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$291 /mo · $3,488/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-242

Break-even live

Break-even rent $2,517

Max offer price $257,180

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13620 Carmella Ln Holland, MI	2.0–3.0	1.5–2.0	1085	$1,841	$1.70	2d	7	1.13mi

Listing history 14 events

1. 2026-05-23
   status Pending 690-char remark

   Show marketing remark (690 chars)

   This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

2. 2026-05-23
   status Pending 690-char remark

   Show marketing remark (690 chars)

   This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

3. 2026-05-23
   status Pending

   Show marketing remark (690 chars)

   This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

4. 2026-05-21
   listed $299,900 Active 690-char remark

   Show marketing remark (690 chars)

   This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

5. 2026-05-21
   listed $299,900 Active 690-char remark

   Show marketing remark (690 chars)

   This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

6. 2026-05-21
   listed $299,900 Active

   Show marketing remark (690 chars)

   This spacious 4-bedroom, 2 full bathroom home offers comfortable living, great storage, and features buyers will appreciate throughout. The main level includes hardwood flooring through much of the space, creating a warm and inviting feel. The kitchen features stainless steel appliances and flows easily into the main living areas, making everyday living and entertaining simple. Outside, enjoy a fully fenced-in backyard with in-ground sprinklers and a generous 14x28 deck, perfect for relaxing, grilling, or gathering with friends and family. With plenty of closet space, functional living areas, and a great outdoor setup, this home is a wonderful opportunity you will not want to miss.

7. 2021-02-10
   soldstatus $218,000
8. 2021-01-22
   soldstatus $218,000 Sold
9. 2021-01-22
   soldstatus $218,000 Sold
10. 2020-12-21
    status Pending
11. 2020-12-21
    historical
12. 2020-12-17
    listed $214,900
13. 2020-12-17
    listed $214,900 Active
14. 2020-12-17
    listed $214,900

ⓘ 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: $3,488 · $291/mo
• Projected year-2 tax: $4,053 · $338/mo
• Expected delta: +$565/yr (+$47/mo · 16.2%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,529
• − Mortgage interest: −$16,799
• − Property taxes: −$3,488
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$8,724
• Taxable loss: −$8,226
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $-928/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: West Ottawa Public School District
• NCES district ID: 2635910
• Math proficiency: 37% ▼ -4.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $58,127
• Composite: 38.94/100
• National rank: #4087
• State rank: #140 of 540 in MI

Livability — Beechwood

• Score: 86/100
• State rank: #21
• US rank: #378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa County · 144,142 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 49,810
• Household income: $85,478
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 864.0

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 313,561 people
• By 2030: 330,027 · +5.3%
• By 2040: 361,118 · +15.2%
• By 2050: 388,414 · +23.9%
• By 2075: 452,175 · +44.2%
• By 2100: 473,041 · +50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 10% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Iranian 22% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 80% English-only · Spanish 15% Other Asian/Pacific 3% Vietnamese 1%

Political lean MEDSL · Ottawa

• 2024 margin: Strong R (+20.4) · D 39.0% · R 59.5% · Other 1.5%
• 2008→2024 swing: +3.4pp toward D · 2008: -23.9pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+21.5 2016: R+30.4 2012: R+34.2 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -240.90%
• Current HPI: 252.5142
• Rent YoY: ▲ 5.08%
• 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

+39.6% since first listed

14 events — show timeline

• 2026-05-23 Pending — REALCOMP
• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — SW Michigan MLS
• 2026-05-21 Listed $299,900 SW Michigan MLS
• 2026-05-21 Listed $299,900 MiRealSource-MiMLS
• 2026-05-21 Listed $299,900 REALCOMP
• 2021-02-10 Sold (Public Records) $218,000 Public Records
• 2021-01-22 Sold (MLS) $218,000 SW Michigan MLS
• 2021-01-22 Sold (MLS) $218,000 REALCOMP
• 2020-12-21 Pending — SW Michigan MLS
• 2020-12-21 Listing Removed — REALCOMP
• 2020-12-17 Listed $214,900 MiRealSource-MiMLS
• 2020-12-17 Listed $214,900 SW Michigan MLS
• 2020-12-17 Listed $214,900 REALCOMP

Property tax history

+13.0%/yr

Latest (2025): $3,488 · +2.7% YoY. Source: county tax records.