1236 Wieland Pl NW · Grand Rapids, MI 49504

$160,000

3 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 20 Days on market

Built 1890 3,015 sqft lot

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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).

• Cash flow +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• 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 this 3 bedroom 1 bathroom home. This home had the bathroom remodeled in 2025, the furnace replaced in 2022, and the hot water heater replaced in 2026. New plumbing throughout the whole home was done in 2020. There is an outdoor shed for extra storage. Make an appointment to see this home today. Seller is listing home below value due to repair needed in the MI basement. Seller also did an at home lead based paint test on the kitchen ceiling that came back positive. This is the only place this test was done. Home was built in 1890. Close plus 60 days

Key facts

• New plumbing
• Furnace replaced
• Outdoor shed

Tags

• BATHROOM REMODELED
• FURNACE REPLACED
• HOT WATER HEATER REPLACED
• NEW PLUMBING
• OUTDOOR SHED

Property features AI

Exterior

• Parking: Space for 2 cars (limited on-site parking; be mindful of alley access)
• Utilities: Public water; Natural gas connected; Natural gas water heater
• Home design: Traditional style; Single-family residence
• Construction: Built in 1890; Aluminum siding; Composition roof; Michigan-style basement
• Exterior features: Paved road access; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Storm windows; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% 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 32% 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 $5k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 35y 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 $76k; list at $160k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
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: 1.16% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,041
• Equity at exit: $23,857

10-year hold

• IRR: 9.9%
• Equity multiple: 1.75×
• Total profit: $33,716
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$839
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $434

Break-even live

Break-even rent $1,302

Max offer price $160,000

Occupancy floor 72%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Hamilton Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1124	$1,395	$1.24	44d	1	0.12mi
1429 Quarry Ave NW Unit 1 Grand Rapids, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	0.22mi
1044 Muskegon Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1100	$1,800	$1.64	44d	1	0.27mi
734 Crosby St NW Unit 1 Grand Rapids, MI	3.0	1.0	1057	$1,800	$1.70	44d	1	0.32mi
407 11th St NW Unit C Grand Rapids, MI	2.0	1.0	772	$1,500	$1.94	44d	1	0.34mi
1004 Jennette Ave NW Grand Rapids, MI	3.0	1.0	1000	$1,025	$1.02	44d	1	0.50mi
1011 Jennette Ave NW Unit 2 Grand Rapids, MI	2.0	1.0	720	$1,450	$2.01	44d	1	0.51mi
900 Leonard St NW Grand Rapids, MI	2.0	1.0–2.0	720	$2,850	$3.96	3d	10	0.52mi
927 Arianna St NW Grand Rapids, MI	4.0	3.0	1500	$3,000	$2.00	44d	1	0.57mi
1001 Monroe Ave NW #202 Grand Rapids, MI	2.0	2.0	1333	$2,645	$1.98	44d	1	0.59mi
1019 Widdicomb Ave NW Unit 2 Grand Rapids, MI	2.0	1.0	1000	$1,575	$1.57	44d	1	0.61mi
417 6th St NW Unit 1346768P Grand Rapids, MI	2.0	1.0	742	$2,794	$3.77	44d	1	0.62mi
700 Broadway Ave NW Unit 1 Grand Rapids, MI	4.0	2.0	1450	$2,795	$1.93	44d	1	0.69mi
1046 Courtney St NW Unit 2 Grand Rapids, MI	2.0	1.0	895	$2,497	$2.79	44d	1	0.71mi
41 Caledonia St NE Unit 1 Grand Rapids, MI	2.0	1.0	800	$1,395	$1.74	44d	1	0.73mi
745 Stocking Ave NW Grand Rapids, MI	1.0–2.0	1.0	879	$1,541	$1.75	14d	3	0.75mi
50 Mathews Ct NE Grand Rapids, MI	3.0	1.5	1100	$1,850	$1.68	44d	1	0.77mi
1359 Plainfield Ave NE Grand Rapids, MI	2.0	1.0–2.0	720	$2,325	$3.23	3d	9	0.79mi
135 Page St NE Grand Rapids, MI	3.0	2.0	1100	$3,100	$2.82	44d	1	0.81mi
120 Leonard St NE Unit 2 Grand Rapids, MI	2.0	1.0	750	$1,275	$1.70	44d	1	0.82mi
202 Leonard St NE Grand Rapids, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.86mi
1844 Monroe Ave NW Grand Rapids, MI	2.0	1.0	1000	$2,050	$2.05	44d	1	0.93mi
601 Bond Ave NW Grand Rapids, MI	1.0–2.0	1.0–2.0	853	$2,565	$3.01	44d	10	0.97mi
733 Livingston Ave NE Grand Rapids, MI	2.0	1.0	900	$1,245	$1.38	44d	1	1.01mi
608 Bridge St NW Grand Rapids, MI	2.0	1.0	1100	$1,595	$1.45	44d	1	1.08mi
239 Ann St NE Unit 1 Grand Rapids, MI	2.0	1.0	928	$1,300	$1.40	44d	1	1.13mi
711 Clancy Ave NE Grand Rapids, MI	2.0	1.0	837	$1,345	$1.61	44d	1	1.14mi
201 Michigan St NW Grand Rapids, MI	1.0–2.0	1.0–2.0	981	$2,800	$2.85	44d	10	1.14mi
745 Jackson St NW Grand Rapids, MI	2.0	1.0	800	$1,625	$2.03	44d	1	1.27mi
200 Gold Ave NW Grand Rapids, MI	3.0	1.0	1112	$1,549	$1.39	44d	1	1.31mi
1205 Bridge St NW Unit C Grand Rapids, MI	3.0	1.0	850	$1,900	$2.24	44d	1	1.35mi
601 Lake Michigan Dr NW Unit 601-403 Grand Rapids, MI	2.0	1.0	1100	$2,150	$1.95	44d	1	1.35mi
139 Pearl St NW Unit 201 Grand Rapids, MI	2.0	1.0	769	$1,650	$2.15	44d	1	1.42mi

Listing history 37 events

1. 2026-06-18
   days on market $160,000 Active 20 DOM
2. 2026-06-17
   days on market $160,000 Active 19 DOM
3. 2026-06-16
   days on market $160,000 Active 18 DOM
4. 2026-06-15
   days on market $160,000 Active 17 DOM
5. 2026-06-14
   days on market $160,000 Active 15 DOM
6. 2026-06-13
   pricedays on market $160,000 Active 14 DOM
7. 2026-06-10
   days on market $165,000 Active 12 DOM
8. 2026-06-09
   days on market $165,000 Active 11 DOM
9. 2026-06-08
   days on market $165,000 Active 10 DOM
10. 2026-06-07
    days on market $165,000 Active 9 DOM
11. 2026-06-05
    days on market $165,000 Active 6 DOM
12. 2026-06-03
    days on market $165,000 Active 5 DOM
13. 2026-06-03
    days on market $165,000 Active 4 DOM
14. 2026-06-01
    days on market $165,000 Active 3 DOM
15. 2026-05-31
    days on market $165,000 Active 2 DOM
16. 2026-05-29
    listed $165,000 Active

    Show marketing remark (565 chars)

    Welcome to this 3 bedroom 1 bathroom home. This home had the bathroom remodeled in 2025, the furnace replaced in 2022, and the hot water heater replaced in 2026. New plumbing throughout the whole home was done in 2020. There is an outdoor shed for extra storage. Make an appointment to see this home today. Seller is listing home below value due to repair needed in the MI basement. Seller also did an at home lead based paint test on the kitchen ceiling that came back positive. This is the only place this test was done. Home was built in 1890. Close plus 60 days

17. 2026-05-29
    listed $165,000 Active 565-char remark

    Show marketing remark (565 chars)

    Welcome to this 3 bedroom 1 bathroom home. This home had the bathroom remodeled in 2025, the furnace replaced in 2022, and the hot water heater replaced in 2026. New plumbing throughout the whole home was done in 2020. There is an outdoor shed for extra storage. Make an appointment to see this home today. Seller is listing home below value due to repair needed in the MI basement. Seller also did an at home lead based paint test on the kitchen ceiling that came back positive. This is the only place this test was done. Home was built in 1890. Close plus 60 days

18. 2026-05-29
    listed $165,000 Active 565-char remark

    Show marketing remark (565 chars)

    Welcome to this 3 bedroom 1 bathroom home. This home had the bathroom remodeled in 2025, the furnace replaced in 2022, and the hot water heater replaced in 2026. New plumbing throughout the whole home was done in 2020. There is an outdoor shed for extra storage. Make an appointment to see this home today. Seller is listing home below value due to repair needed in the MI basement. Seller also did an at home lead based paint test on the kitchen ceiling that came back positive. This is the only place this test was done. Home was built in 1890. Close plus 60 days

19. 2020-11-10
    soldstatus $75,500
20. 2020-10-15
    soldstatus $75,500
21. 2020-10-15
    soldstatus $75,500 Sold
22. 2020-08-19
    historical
23. 2020-08-16
    listed $75,500
24. 2020-08-16
    listed $75,500
25. 2020-08-16
    listed $75,500
26. 2015-01-31
    historical
27. 2015-01-30
    historical
28. 2015-01-29
    historical
29. 1995-03-10
    historical
30. 1995-01-07
    listed $29,900
31. 1995-01-07
    listed $29,900
32. 1993-08-10
    historical
33. 1992-08-10
    listed $29,900
34. 1992-08-10
    listed $29,900
35. 1992-08-05
    historical
36. 1991-08-05
    listed $32,900
37. 1991-08-05
    listed $32,900

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,970 · $164/mo
• Expected delta: +$494/yr (+$41/mo · 33.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone D · 71% 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: $22,221
• − Mortgage interest: −$8,962
• − Property taxes: −$1,475
• − Insurance: −$800
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,655
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,545/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

+401.5% since first listed

22 events — show timeline

• 2026-05-29 Listed $165,000 REALCOMP
• 2026-05-29 Listed $165,000 MiRealSource-MiMLS
• 2026-05-29 Listed $165,000 SW Michigan MLS
• 2020-11-10 Sold (Public Records) $75,500 Public Records
• 2020-10-15 Sold (MLS) $75,500 SW Michigan MLS
• 2020-10-15 Sold (MLS) $75,500 REALCOMP
• 2020-08-19 Listing Removed — SW Michigan MLS
• 2020-08-16 Listed $75,500 MiRealSource-MiMLS
• 2020-08-16 Listed $75,500 SW Michigan MLS
• 2020-08-16 Listed $75,500 REALCOMP
• 2015-01-31 Listing Removed — SW Michigan MLS
• 2015-01-30 Listing Removed — SW Michigan MLS
• 2015-01-29 Listing Removed — SW Michigan MLS
• 1995-03-10 Listing Removed — REALCOMP
• 1995-01-07 Listed $29,900 REALCOMP
• 1995-01-07 Listed $29,900 SW Michigan MLS
• 1993-08-10 Listing Removed — REALCOMP
• 1992-08-10 Listed $29,900 REALCOMP
• 1992-08-10 Listed $29,900 SW Michigan MLS
• 1992-08-05 Listing Removed — REALCOMP
• 1991-08-05 Listed $32,900 REALCOMP
• 1991-08-05 Listed $32,900 SW Michigan MLS

Property tax history

+8.8%/yr

Latest (2025): $1,475 · -3.6% YoY. Source: county tax records.