7707 Park Ridge Dr SW · Jenison, MI 49428

$500,000

4 bd · 3.5 ba · 1,980 sqft · SingleFamily public records · 8 Days on market

Built 1997 0.36 ac lot Est $396k · 26% over

---

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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.0/10.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

Key facts

• Breakfast nook
• Mudroom with lockers
• Cathedral ceilings

Tags

• CATHEDRAL CEILINGS
• MAIN-FLOOR PRIMARY BEDROOM
• BREAKFAST NOOK
• MUDROOM WITH LOCKERS
• FINISHED LOWER LEVEL
• LARGE REC ROOM

Property features AI

Finance

• Other: Directions: North off Baldwin, just west of 28th
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Attached 2-car garage
• Security: Security information not provided
• Utilities: Natural gas connected; Cable connected; High-speed internet available; Electric water heater
• Home design: Contemporary single-family residence; Built in 1997; Residential property
• Construction: Brick and vinyl siding exterior; Composition roof; Foundation information not provided
• Exterior features: Paved road access; Lot size approximately 0.36 acres; Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air (SEER 13 or greater)
• Interior features: Eat-in kitchen; Gas log fireplace; Daylight basement; 10 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Cap rate 9.9% 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: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $15k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 18y 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 $255k; list at $500k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $500,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $396,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7378 Rolling Hills Dr	0.51mi	4/3.0	2,047 (+3%)	1mo	$436,500	$213	68
7381 Rolling Hills Dr	0.49mi	4/2.0	2,069 (+4%)	8mo	$390,000	$188	57
3489 Tearose Dr	0.70mi	4/2.5	2,000 (+1%)	12mo	$488,000	$244	52
3646 Lenters Dr	0.70mi	4/2.5	1,920 (-3%)	8mo	$390,000	$203	51
3458 Drew Ct	0.45mi	4/2.0	2,150 (+9%)	18mo	$367,000	$171	44
2682 Thrush Dr	0.63mi	3/2.5 (-1)	1,849 (-7%)	9mo	$412,500	$223	44
3672 Lenters Dr	0.73mi	4/2.0	2,088 (+6%)	12mo	$415,000	$199	41
7692 Cardinal Dr	0.72mi	3/2.5 (-1)	2,183 (+10%)	5mo	$385,000	$176	36
7535 28th Ave	0.52mi	3/1.5 (-1)	1,783 (-10%)	12mo	$357,000	$200	36
8271 Ironstone Ave	0.70mi	4/3.0	2,225 (+12%)	13mo	$455,000	$204	34
2881 Rolling Hills Ct	0.73mi	3/2.5 (-1)	2,191 (+11%)	8mo	$377,000	$172	32
7277 Rolling Hills Dr	0.60mi	4/2.5	2,225 (+12%)	21mo	$430,000	$193	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $15,437
• Equity at exit: $74,552

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $137,506
• Equity at exit: $43,231

Cash invested: $140,000 (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 49428

• Active inventory: 142
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$394 /mo · $4,732/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $1,515

Break-even live

Break-even rent $4,082

Max offer price $500,000

Occupancy floor 70%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7269 Yellowstone Dr Hudsonville, MI	4.0	3.0	2566	$6,000	$2.34	14d	1	0.91mi

Listing history 34 events

1. 2026-05-02
   status Pending 735-char remark

   Show marketing remark (735 chars)

   Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

2. 2026-05-02
   status Pending 735-char remark

   Show marketing remark (735 chars)

   Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

3. 2026-05-02
   status Pending

   Show marketing remark (735 chars)

   Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

4. 2026-04-23
   listed $500,000 Active 735-char remark

   Show marketing remark (735 chars)

   Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

5. 2026-04-23
   listed $500,000 Active 735-char remark

   Show marketing remark (735 chars)

   Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

6. 2026-04-23
   listed $500,000 Active

   Show marketing remark (735 chars)

   Contemporary 2-story home in the sought-after Hudsonville School District offering over 3,000 finished sq ft on a 1/3-acre lot. This 4-bedroom, 3.5-bath home features a spacious living room with cathedral ceilings and fireplace, main-floor primary bedroom with ensuite bath, kitchen with breakfast nook and dining area, mudroom with lockers and main floor laundry. Upstairs offers 2 bedrooms, full bath, and bonus space. The finished lower level includes a large rec room with space for a 9' pool table, gaming and workout areas, storage, 4th bedroom, full bath, and a 5th non-conforming bedroom/office. Outdoor amenities include a covered deck, above-ground pool, and fire pit area perfect for entertaining and enjoying summer nights.

7. 2016-05-17
   soldstatus $255,000
8. 2016-05-13
   soldstatus $255,000
9. 2016-05-13
   soldstatus $255,000 Sold
10. 2016-03-21
    status Pending
11. 2016-03-02
    price $259,900
12. 2016-01-29
    price $274,900
13. 2015-11-19
    listed $279,000 Active
14. 2015-11-18
    listed $259,900
15. 2014-09-23
    historical
16. 2011-06-03
    soldstatus $159,900
17. 2011-06-03
    soldstatus $159,900
18. 2011-04-28
    listed $159,900
19. 2011-04-28
    listed $159,900
20. 2011-04-15
    historical
21. 2011-04-15
    historical
22. 2009-10-13
    listed $175,900
23. 2009-10-13
    listed $175,900
24. 2008-08-29
    historical
25. 2008-08-29
    historical
26. 2008-08-29
    historical
27. 2008-06-09
    listed $259,900
28. 2008-06-09
    listed $259,900
29. 2008-06-09
    historical
30. 2008-06-09
    historical
31. 2008-06-06
    listed $259,900
32. 2008-06-06
    listed $259,900
33. 2008-05-06
    listed $275,000
34. 2008-05-06
    listed $275,000

ⓘ 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: $4,732 · $394/mo
• Projected year-2 tax: $6,216 · $518/mo
• Expected delta: +$1,484/yr (+$124/mo · 31.4%)

ⓘ 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: $72,000
• − Mortgage interest: −$28,008
• − Property taxes: −$4,732
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$14,545
• Taxable income: $10,695
• Est. tax owed @ 24.0%: −$2,567
• After-tax cash flow: $15,617/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

• City population: 28,090
• Population (ZIP): 28,090

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Iranian 37% Romanian 8% Lithuanian 3%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -234.19%
• Current HPI: 264.7304
• Rent YoY: —
• Metro: —
• 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

+81.8% since first listed

34 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — SW Michigan MLS
• 2026-04-23 Listed $500,000 REALCOMP
• 2026-04-23 Listed $500,000 SW Michigan MLS
• 2026-04-23 Listed $500,000 MiRealSource-MiMLS
• 2016-05-17 Sold (Public Records) $255,000 Public Records
• 2016-05-13 Sold (MLS) $255,000 SW Michigan MLS
• 2016-05-13 Sold (MLS) $255,000 REALCOMP
• 2016-03-21 Pending — SW Michigan MLS
• 2016-03-02 Price Changed $259,900 SW Michigan MLS
• 2016-01-29 Price Changed $274,900 SW Michigan MLS
• 2015-11-19 Listed $279,000 SW Michigan MLS
• 2015-11-18 Listed $259,900 REALCOMP
• 2014-09-23 Listing Removed — SW Michigan MLS
• 2011-06-03 Sold (MLS) $159,900 REALCOMP
• 2011-06-03 Sold (MLS) $159,900 SW Michigan MLS
• 2011-04-28 Listed $159,900 REALCOMP
• 2011-04-28 Listed $159,900 SW Michigan MLS
• 2011-04-15 Listing Removed — SW Michigan MLS
• 2011-04-15 Listing Removed — REALCOMP
• 2009-10-13 Listed $175,900 SW Michigan MLS
• 2009-10-13 Listed $175,900 REALCOMP
• 2008-08-29 Listing Removed — SW Michigan MLS
• 2008-08-29 Listing Removed — REALCOMP
• 2008-08-29 Listing Removed — REALCOMP
• 2008-06-09 Listing Removed — REALCOMP
• 2008-06-09 Listing Removed — SW Michigan MLS
• 2008-06-09 Listed $259,900 SW Michigan MLS
• 2008-06-09 Listed $259,900 REALCOMP
• 2008-06-06 Listed $259,900 REALCOMP
• 2008-06-06 Listed $259,900 SW Michigan MLS
• 2008-05-06 Listed $275,000 REALCOMP
• 2008-05-06 Listed $275,000 SW Michigan MLS

Property tax history

+2.9%/yr

Latest (2025): $4,732 · +3.9% YoY. Source: county tax records.