1043 Bridge St NW · Grand Rapids, MI 49504

$324,900

4 bd · 2.0 ba · 1,963 sqft · SingleFamily public records · 21 Days on market

Built 1890 4,356 sqft lot $166/sqft · 9% below area Est $358k · 9% 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).

• Cash flow +12.8/30.0
• ARV discount +11.7/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1043 Bridge St NW, located in one of Grand Rapids' fastest-growing development corridors. This well-maintained duplex is ideal for investors, owner-occupants, or those looking for a flexible opportunity. Professionally managed for approximately 8 years, the property features a 3-bedroom lower unit and a 2-bedroom upper unit. The lower unit market rent $1595.00 with room for increased rents with cosmetic improvements. The upper market rent $1295.00 Major improvements include a newer roof and porch (within the last 5 years), along with vinyl siding and replacement windows, helping reduce future capital expenditures. Easy access for showings. Property management can remain in place making this a truely turn key opportunity.

Key facts

• Newer roof
• Vinyl siding
• Move in ready

Tags

• WELL MAINTAINED DUPLEX
• NEWER ROOF
• VINYL SIDING
• REPLACEMENT WINDOWS
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (21.7% below list).
• Recommended offer: $254k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 154 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); 100% 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 44% 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 38y 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 $105k; list at $325k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $254,492 (21.7% 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. Built in 1890 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (median comp): $357,953
• List price: $324,900
• Delta: -9.23%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-55,550
• Equity at exit: $48,444

10-year hold

• IRR: -10.0%
• Equity multiple: 0.40×
• Total profit: $-54,911
• Equity at exit: $28,091

Cash invested: $90,972 (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 49504

• Rents YoY: 2.6%
• Active inventory: 154
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-30

Break-even live

Break-even rent $2,583

Max offer price $319,642

Occupancy floor 96%

Sensitivity live

Price	-10% $154	-5% $62	+0% $-30	+5% $-122	+10% $-214
Rent	-10% $-231	-5% $-130	+0% $-30	+5% $71	+10% $171
Rate	-1.0pp $134	-0.5pp $53	base $-30	+0.5pp $-114	+1.0pp $-200

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Broadway Ave NW Unit 1 Grand Rapids, MI	4.0	2.0	1450	$2,795	$1.93	45d	1	0.82mi
154 Straight Ave SW Grand Rapids, MI	5.0	2.0	1900	$2,500	$1.32	45d	1	0.83mi
248 Lane Ave SW Grand Rapids, MI	4.0	5.0	2448	$2,900	$1.18	45d	1	0.85mi
927 Arianna St NW Grand Rapids, MI	4.0	3.0	1500	$3,000	$2.00	45d	1	1.20mi
523 Crosby St NW Grand Rapids, MI	5.0	2.0	1701	$2,200	$1.29	45d	1	1.29mi
728 Fairview Ave NE Grand Rapids, MI	4.0	2.0	2000	$2,100	$1.05	45d	1	1.41mi

Listing history 21 events

1. 2026-05-11
   status Pending 741-char remark

   Show marketing remark (741 chars)

   Welcome to 1043 Bridge St NW, located in one of Grand Rapids' fastest-growing development corridors. This well-maintained duplex is ideal for investors, owner-occupants, or those looking for a flexible opportunity. Professionally managed for approximately 8 years, the property features a 3-bedroom lower unit and a 2-bedroom upper unit. The lower unit market rent $1595.00 with room for increased rents with cosmetic improvements. The upper market rent $1295.00 Major improvements include a newer roof and porch (within the last 5 years), along with vinyl siding and replacement windows, helping reduce future capital expenditures. Easy access for showings. Property management can remain in place making this a truely turn key opportunity.

2. 2026-05-11
   status Pending 741-char remark

   Show marketing remark (741 chars)

   Welcome to 1043 Bridge St NW, located in one of Grand Rapids' fastest-growing development corridors. This well-maintained duplex is ideal for investors, owner-occupants, or those looking for a flexible opportunity. Professionally managed for approximately 8 years, the property features a 3-bedroom lower unit and a 2-bedroom upper unit. The lower unit market rent $1595.00 with room for increased rents with cosmetic improvements. The upper market rent $1295.00 Major improvements include a newer roof and porch (within the last 5 years), along with vinyl siding and replacement windows, helping reduce future capital expenditures. Easy access for showings. Property management can remain in place making this a truely turn key opportunity.

3. 2026-04-20
   listed $324,900 Active 741-char remark

   Show marketing remark (741 chars)

   Welcome to 1043 Bridge St NW, located in one of Grand Rapids' fastest-growing development corridors. This well-maintained duplex is ideal for investors, owner-occupants, or those looking for a flexible opportunity. Professionally managed for approximately 8 years, the property features a 3-bedroom lower unit and a 2-bedroom upper unit. The lower unit market rent $1595.00 with room for increased rents with cosmetic improvements. The upper market rent $1295.00 Major improvements include a newer roof and porch (within the last 5 years), along with vinyl siding and replacement windows, helping reduce future capital expenditures. Easy access for showings. Property management can remain in place making this a truely turn key opportunity.

4. 2026-04-20
   listed $324,900 Active 741-char remark

   Show marketing remark (741 chars)

   Welcome to 1043 Bridge St NW, located in one of Grand Rapids' fastest-growing development corridors. This well-maintained duplex is ideal for investors, owner-occupants, or those looking for a flexible opportunity. Professionally managed for approximately 8 years, the property features a 3-bedroom lower unit and a 2-bedroom upper unit. The lower unit market rent $1595.00 with room for increased rents with cosmetic improvements. The upper market rent $1295.00 Major improvements include a newer roof and porch (within the last 5 years), along with vinyl siding and replacement windows, helping reduce future capital expenditures. Easy access for showings. Property management can remain in place making this a truely turn key opportunity.

5. 2016-06-01
   soldstatus $105,000
6. 2016-05-24
   historical
7. 2016-05-20
   soldstatus $105,000
8. 2016-05-20
   soldstatus $105,000 Sold
9. 2016-04-08
   status Pending
10. 2016-04-05
    listed $104,900 Active
11. 2016-04-01
    listed $104,900
12. 2015-02-13
    historical
13. 2015-02-11
    historical
14. 2007-03-23
    soldstatus $66,325
15. 2006-10-17
    listed $70,950
16. 2006-05-01
    listed $106,000
17. 2003-07-23
    soldstatus $106,500
18. 2003-04-11
    listed $114,800
19. 2000-03-24
    soldstatus $53,100
20. 1999-12-12
    listed $60,000
21. 1988-04-27
    listed $37,900

ⓘ 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: $2,413 · $201/mo
• Projected year-2 tax: $3,708 · $309/mo
• Expected delta: +$1,295/yr (+$108/mo · 53.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone D · 18% 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: $30,539
• − Mortgage interest: −$18,199
• − Property taxes: −$2,413
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$9,452
• Taxable loss: −$6,036
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $1,091/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

+757.3% since first listed

21 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-04-20 Listed $324,900 REALCOMP
• 2026-04-20 Listed $324,900 MiRealSource-MiMLS
• 2016-06-01 Sold (Public Records) $105,000 Public Records
• 2016-05-24 Listing Removed — SW Michigan MLS
• 2016-05-20 Sold (MLS) $105,000 SW Michigan MLS
• 2016-05-20 Sold (MLS) $105,000 REALCOMP
• 2016-04-08 Pending — SW Michigan MLS
• 2016-04-05 Listed $104,900 SW Michigan MLS
• 2016-04-01 Listed $104,900 REALCOMP
• 2015-02-13 Listing Removed — SW Michigan MLS
• 2015-02-11 Listing Removed — SW Michigan MLS
• 2007-03-23 Sold (MLS) $66,325 SW Michigan MLS
• 2006-10-17 Listed $70,950 SW Michigan MLS
• 2006-05-01 Listed $106,000 SW Michigan MLS
• 2003-07-23 Sold (MLS) $106,500 SW Michigan MLS
• 2003-04-11 Listed $114,800 SW Michigan MLS
• 2000-03-24 Sold (MLS) $53,100 SW Michigan MLS
• 1999-12-12 Listed $60,000 SW Michigan MLS
• 1988-04-27 Listed $37,900 SW Michigan MLS

Property tax history

+5.0%/yr

Latest (2025): $2,413 · -1.2% YoY. Source: county tax records.