7957 Westside Dr · Jenison, MI 49426

$399,900

4 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 6 Days on market

Built 2001 0.26 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

Key facts

• Outdoor play set
• Hot tub hookup
• Backyard offers room

Tags

• OPEN MAIN LIVING AREA
• FINISHED LOWER LEVEL
• BACKYARD OFFERS ROOM
• STORAGE SHED
• OUTDOOR PLAY SET
• HOT TUB HOOKUP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (37.7% below list).
• Recommended offer: $249k (37.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.3% in Jenison — 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 (#178 in MI, #4,596 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Hudsonville Public School District (suburban): math 55% / reading 70% proficiency, ranked #32 of 540 in MI (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 212 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $183k; list at $400k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $249,021 (37.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.62% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-100,164
• Equity at exit: $59,626

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-133,066
• Equity at exit: $34,576

Cash invested: $111,972 (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 49426

• Home prices YoY: -30.9%
• Active inventory: 212
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,490 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-553

Break-even live

Break-even rent $3,191

Max offer price $302,126

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4638 Rockport Dr Hudsonville, MI	2.0–3.0	2.0–2.5	1448	$2,345	$1.62	3d	5	1.09mi
7999 Green Meadow Ct Apt 1 Georgetown Township, MI	3.0	1.5	1200	$1,745	$1.45	44d	1	1.44mi

Listing history 15 events

1. 2026-04-26
   status Pending 965-char remark

   Show marketing remark (965 chars)

   Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

2. 2026-04-26
   status Pending 965-char remark

   Show marketing remark (965 chars)

   Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

3. 2026-04-26
   status Pending

   Show marketing remark (965 chars)

   Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

4. 2026-04-20
   listed $399,900 Active 965-char remark

   Show marketing remark (965 chars)

   Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

5. 2026-04-20
   listed $399,900 Active 965-char remark

   Show marketing remark (965 chars)

   Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

6. 2026-04-20
   listed $399,900 Active

   Show marketing remark (965 chars)

   Welcome to your next home in the highly desirable Hudsonville School District! This well-maintained 4-bedroom, 2-bath bi-level offers a great mix of space, comfort, and flexibility. Inside, you'll find a bright, open main living area that flows seamlessly into the kitchen and dining space. Perfect for everyday living and entertaining!The upper level features spacious bedrooms and a full bath, while the finished lower level adds a second living area, two additional bedrooms, and another full bath. Ideal for guests or flexible use. Outside, the backyard offers room to relax, entertain, or play, complete with a storage shed, outdoor play set, and hot tub hookup. (Hot tub not included) The finished garage adds extra versatility for hobbies or storage, with a brand new garage door adding a clean, updated touch. Conveniently located near parks, shopping, and dining, this move-in ready home is easy to enjoy. Don't miss your opportunity! OPEN HOUSE 4/25 2-4PM

7. 2015-06-18
   soldstatus $183,400
8. 2015-06-12
   soldstatus $183,400
9. 2015-06-12
   soldstatus $183,400
10. 2015-05-06
    listed $184,900
11. 2015-05-06
    listed $184,900
12. 2001-04-16
    soldstatus $139,500
13. 2001-04-16
    soldstatus $139,500
14. 2000-10-11
    listed $139,900
15. 2000-10-11
    listed $139,900

ⓘ 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: $3,084 · $257/mo
• Projected year-2 tax: $4,621 · $385/mo
• Expected delta: +$1,537/yr (+$128/mo · 49.8%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,883
• − Mortgage interest: −$22,401
• − Property taxes: −$3,084
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$11,633
• Taxable loss: −$14,016
• Est. tax savings @ 24.0%: +$3,364
• After-tax cash flow: $-3,278/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: Hudsonville Public School District
• NCES district ID: 2618840
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $69,784
• Composite: 54.98/100
• National rank: #1301
• State rank: #32 of 540 in MI

Livability — Jenison

• Score: 74/100
• State rank: #178
• US rank: #4596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ottawa County · 144,142 people
• City population: 28,090
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 40,523
• Household income: $112,234
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 149.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Iranian 43% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -116.09%
• Current HPI: 259.442
• 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

+185.8% since first listed

15 events — show timeline

• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-26 Pending — REALCOMP
• 2026-04-26 Pending — SW Michigan MLS
• 2026-04-20 Listed $399,900 REALCOMP
• 2026-04-20 Listed $399,900 SW Michigan MLS
• 2026-04-20 Listed $399,900 MiRealSource-MiMLS
• 2015-06-18 Sold (Public Records) $183,400 Public Records
• 2015-06-12 Sold (MLS) $183,400 SW Michigan MLS
• 2015-06-12 Sold (MLS) $183,400 REALCOMP
• 2015-05-06 Listed $184,900 SW Michigan MLS
• 2015-05-06 Listed $184,900 REALCOMP
• 2001-04-16 Sold (MLS) $139,500 REALCOMP
• 2001-04-16 Sold (MLS) $139,500 SW Michigan MLS
• 2000-10-11 Listed $139,900 REALCOMP
• 2000-10-11 Listed $139,900 SW Michigan MLS

Property tax history

+2.9%/yr

Latest (2025): $3,084 · +3.9% YoY. Source: county tax records.