2085 Jamestown Dr SE · Kentwood, MI 49508

$225,000

4 bd · 3.0 ba · 2,169 sqft · SingleFamily · 2 Days on market

Built 1977 0.31 ac lot Est $382k · 41% under

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Why this score? — see what drove the B- 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER ALERT! This home is located on a great lot with a wooded back drop and has a nice floor plan with lots of square footage. Many features including 2 stall attached garage, main floor laundry, 3 beds, 2 full baths on the main, and large living space. Downstairs this is another full bath, bedroom, rec room with fireplace, lots of storage, and walk out to the private back yard. When walking through we saw 7 deer in the woods behind the home. This home needs lots of work from roof work to foundation work. It all can be done by a motivated buyer with lots of equity to gain. Any/all offers due on Wednesday the 10th at 3:00 PM.

Key facts

• Private back yard
• Main floor laundry
• Wooded back drop

Tags

• WOODED BACK DROP
• PRIVATE BACK YARD
• REC ROOM WITH FIREPLACE
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Ranch-style single family residence; Built in 1977; Living area approximately 2,169
• Construction: Brick and wood siding construction
• Exterior features: Paved road access; Lot of about 0.31 acres; Public water

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Fireplace; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 8.5% vs local median 3.7% in Kentwood — 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 (#191 in MI, #4,892 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: commute C-, crime D, amenities F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.6%/yr); 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 43% 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 $7k 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 + 5.6% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1977 — 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 A-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. Crime grade is D 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. 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: 1.13% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $381,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5719 Bentbrook Dr SE	0.16mi	3/2.5 (-1)	2,280 (+5%)	2mo	$295,000	$129	75
1920 Glenmoor Ct SE	0.28mi	5/2.5 (+1)	2,183 (+1%)	4mo	$385,000	$176	75
2424 Promise Dr SE	0.48mi	4/2.5	2,099 (-3%)	2mo	$478,000	$228	68
2091 Fawnwood Dr SE	0.10mi	3/2.0 (-1)	1,928 (-11%)	2mo	$370,000	$192	66
1825 Pine Blf SE	0.35mi	3/1.5 (-1)	2,240 (+3%)	4mo	$325,000	$145	64
1717 Gentian Dr SE	0.47mi	4/2.0	2,047 (-6%)	4mo	$359,900	$176	61
5798 Sable Ridge Dr SE	0.63mi	4/2.5	2,290 (+6%)	0mo	$385,000	$168	59
5859 Kiverton Ridge Dr SE	0.69mi	4/2.5	2,260 (+4%)	1mo	$390,000	$173	58
5904 Penny Farm Dr SE	0.47mi	4/2.0	1,942 (-10%)	4mo	$413,500	$213	53
2416 Promise Dr SE	0.72mi	4/3.0	2,000 (-8%)	5mo	$435,000	$218	49
1792 Bridle Creek St SE	0.74mi	4/1.5	2,022 (-7%)	3mo	$354,900	$176	46
5875 Brookfarm Dr SE	0.42mi	3/2.0 (-1)	1,860 (-14%)	3mo	$352,000	$189	45

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 · 5.64% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-3,466
• Equity at exit: $33,548

10-year hold

• IRR: 11.0%
• Equity multiple: 1.96×
• Total profit: $60,665
• Equity at exit: $19,454

Cash invested: $63,000 (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 49508

• Rents YoY: 5.6%
• Active inventory: 155
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$319 /mo · $3,832/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $409

Break-even live

Break-even rent $2,016

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2045 Old Valley Ct SE Kentwood, MI	3.0	2.0	1400	$1,945	$1.39	23d	1	0.36mi
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	3d	8	1.24mi
2205 Highlander Dr SE Grand Rapids, MI	4.0	2.5	2407	$2,800	$1.16	3d	1	1.25mi
2257 Countrywood Dr SE Kentwood, MI	3.0	2.0	1700	$2,400	$1.41	3d	1	1.45mi

Listing history 5 events

1. 2026-06-13
   remarks 645-char remark
2. 2026-06-13
   status $225,000 Pending 2 DOM
3. 2026-06-10
   days on market $225,000 Active 2 DOM
4. 2026-06-09
   remarks 640-char remark
5. 2026-06-09
   listed $225,000 Active 1 DOM

ⓘ 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: $3,832 · $319/mo
• Projected year-2 tax: $3,832 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,405
• − Mortgage interest: −$12,603
• − Property taxes: −$3,832
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$6,545
• Taxable income: $1,434
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $4,559/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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Kentwood

• Score: 74/100
• State rank: #191
• US rank: #4892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kentwood, MI
• County: Kent County · 533,805 people
• City population: 130,591
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 42,720
• Household income: $70,120
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 24% Two or more races 12% Hispanic / Latino 11% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 15% Romanian 3% Swiss 3%
• Foreign-born: 19% · Canada, Philippines, India
• Languages at home: 75% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -153.47%
• Current HPI: 274.2591
• Rent YoY: ▲ 5.64%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $225,000 MiRealSource-MiMLS
• 2026-06-08 Listed $225,000 REALCOMP
• 2026-06-08 Listed $225,000 SW Michigan MLS

Property tax history

+3.0%/yr

Latest (2025): $3,832 · +2.4% YoY. Source: county tax records.