711 Riley St · Beechwood, MI 49424

$220,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 15 Days on market

Built 1946 0.38 ac lot $180/sqft · 22% below area Est $281k · 22% under

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Why this score? — see what drove the C- 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 +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! Home needs some love, but priced accordingly. Charming 3 Bedroom Ranch on Large Private Lot in Holland! Highest and best offers due on May 22.Offering over 1,300 sq ft of comfortable living space, this home combines classic charm. Inside, you'll find:G£ö Updated kitchen and bathG£ö Convenient main floor laundryG£ö Bright dining area with sliders to deckG£ö Spacious living areasG£ö Central air and forced-air heatStep outside to enjoy the private backyard featuring mature landscaping, flower gardens, fruit trees, underground sprinkling, and a large deck perfect for relaxing or entertaining. Additional highlights include:nÜù 2-stall attached garagenÅá Storage shed for extra spacenöº Home needs some love, but priced accordingly:Furnace & A/C (2002)Drain field (2004)Roof shingles (2005)Conveniently located near shopping, schools, and everyday amenities, this home offers incredible value

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $66 ($787/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 $182k (17.2% below list).
• Recommended offer: $182k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Great Lakes Elementary School (math 29% / reading 39%, grade F, #798 of 1,397 statewide, top 57%, 409 students, 74% FRL); Harbor Lights Middle School (math 38% / reading 53%, grade D+, #161 of 493 statewide, top 33%, 817 students, 52% FRL); West Ottawa High School Campus (math 39% / reading 62%, grade D+, #146 of 713 statewide, top 21%, 2,196 students, 51% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 343 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,237 units permitted in Ottawa County in 2024 (443 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.
• Ottawa County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $70k; list at $220k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,061 (17.2% below list)

Questions for the listing agent

1. Built in 1946 — 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 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $280,858
• List price: $220,000
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
971 Shadybrook Dr	0.33mi	3/1.5	1,107 (-10%)	9mo	$344,900	$312	60
3590 142nd Ave	0.59mi	3/1.5	1,128 (-8%)	1mo	$350,000	$310	56
781 Shadybrook Dr	0.42mi	3/2.0	1,400 (+14%)	8mo	$385,200	$275	45
434 Riley St	0.60mi	3/1.5	1,368 (+12%)	6mo	$330,000	$241	45
14628 Riley St	0.20mi	3/1.5	1,404 (+15%)	23mo	$310,000	$221	45
14163 Ridgewood Dr	0.66mi	4/1.5 (+1)	1,092 (-11%)	9mo	$284,000	$260	36

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-27,648
• Equity at exit: $32,803

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,303
• Equity at exit: $19,022

Cash invested: $61,600 (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 49424

• Rents YoY: 5.1%
• Active inventory: 343
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $66

Break-even live

Break-even rent $1,738

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $190	-5% $128	+0% $66	+5% $3	+10% $-59
Rent	-10% $-78	-5% $-6	+0% $66	+5% $137	+10% $209
Rate	-1.0pp $176	-0.5pp $122	base $66	+0.5pp $9	+1.0pp $-49

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 W Mae Rose Ave Holland, MI	2.0	1.5	1200	$1,500	$1.25	4d	1	0.59mi
13620 Carmella Ln Holland, MI	2.0–3.0	1.5–2.0	1085	$1,841	$1.70	4d	7	1.23mi
539 136th Ave Holland, MI	2.0	1.0	889	$1,450	$1.63	4d	1	1.48mi

Listing history 8 events

1. 2026-05-08
   listed $220,000 Active 1007-char remark

   Show marketing remark (1007 chars)

   PRICED TO SELL! Home needs some love, but priced accordingly. Charming 3 Bedroom Ranch on Large Private Lot in Holland! Highest and best offers due on May 22.Offering over 1,300 sq ft of comfortable living space, this home combines classic charm. Inside, you'll find:G£ö Updated kitchen and bathG£ö Convenient main floor laundryG£ö Bright dining area with sliders to deckG£ö Spacious living areasG£ö Central air and forced-air heatStep outside to enjoy the private backyard featuring mature landscaping, flower gardens, fruit trees, underground sprinkling, and a large deck perfect for relaxing or entertaining. Additional highlights include:nÜù 2-stall attached garagenÅá Storage shed for extra spacenöº Home needs some love, but priced accordingly:Furnace & A/C (2002)Drain field (2004)Roof shingles (2005)Conveniently located near shopping, schools, and everyday amenities, this home offers incredible value

2. 2026-05-08
   listed $220,000 Active

   Show marketing remark (1007 chars)

   PRICED TO SELL! Home needs some love, but priced accordingly. Charming 3 Bedroom Ranch on Large Private Lot in Holland! Highest and best offers due on May 22.Offering over 1,300 sq ft of comfortable living space, this home combines classic charm. Inside, you'll find:G£ö Updated kitchen and bathG£ö Convenient main floor laundryG£ö Bright dining area with sliders to deckG£ö Spacious living areasG£ö Central air and forced-air heatStep outside to enjoy the private backyard featuring mature landscaping, flower gardens, fruit trees, underground sprinkling, and a large deck perfect for relaxing or entertaining. Additional highlights include:nÜù 2-stall attached garagenÅá Storage shed for extra spacenöº Home needs some love, but priced accordingly:Furnace & A/C (2002)Drain field (2004)Roof shingles (2005)Conveniently located near shopping, schools, and everyday amenities, this home offers incredible value

3. 2026-05-08
   listed $220,000 Active

   Show marketing remark (1007 chars)

   PRICED TO SELL! Home needs some love, but priced accordingly. Charming 3 Bedroom Ranch on Large Private Lot in Holland! Highest and best offers due on May 22.Offering over 1,300 sq ft of comfortable living space, this home combines classic charm. Inside, you'll find:G£ö Updated kitchen and bathG£ö Convenient main floor laundryG£ö Bright dining area with sliders to deckG£ö Spacious living areasG£ö Central air and forced-air heatStep outside to enjoy the private backyard featuring mature landscaping, flower gardens, fruit trees, underground sprinkling, and a large deck perfect for relaxing or entertaining. Additional highlights include:nÜù 2-stall attached garagenÅá Storage shed for extra spacenöº Home needs some love, but priced accordingly:Furnace & A/C (2002)Drain field (2004)Roof shingles (2005)Conveniently located near shopping, schools, and everyday amenities, this home offers incredible value

4. 2012-12-19
   soldstatus $70,000
5. 2012-12-14
   soldstatus $70,000
6. 2012-12-14
   soldstatus $70,000
7. 2012-09-05
   listed $79,900
8. 2012-09-05
   listed $79,900

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $2,458 · $205/mo
• Expected delta: +$930/yr (+$77/mo · 60.8%)

ⓘ 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 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: $21,847
• − Mortgage interest: −$12,323
• − Property taxes: −$1,528
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$6,400
• Taxable loss: −$3,000
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,507/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

+175.3% since first listed

11 events — show timeline

• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — REALCOMP
• 2026-05-23 Pending — SW Michigan MLS
• 2026-05-08 Listed $220,000 SW Michigan MLS
• 2026-05-08 Listed $220,000 REALCOMP
• 2026-05-08 Listed $220,000 MiRealSource-MiMLS
• 2012-12-19 Sold (Public Records) $70,000 Public Records
• 2012-12-14 Sold (MLS) $70,000 REALCOMP
• 2012-12-14 Sold (MLS) $70,000 SW Michigan MLS
• 2012-09-05 Listed $79,900 REALCOMP
• 2012-09-05 Listed $79,900 SW Michigan MLS

Property tax history

+3.2%/yr

Latest (2025): $1,528 · +3.2% YoY. Source: county tax records.