1714 Eastern Ave SE · Grand Rapids, MI 49507

$205,000

4 bd · 2.0 ba · 1,432 sqft · SingleFamily public records · 40 Days on market

Built 1950 5,663 sqft lot $143/sqft · 20% below area Est $257k · 20% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

Key facts

• Hardwood flooring
• Separate utilities
• Ranch-style duplex

Tags

• RANCH-STYLE DUPLEX
• SEPARATE UTILITIES
• VINYL SIDING
• REPLACEMENT WINDOWS
• HARDWOOD FLOORING
• EACH UNIT INCLUDES BASEMENT

Property features AI

Finance

• Other: Lot ~45 x 125 ft (about 0.13 acres); Zoned residential; Unit rents: one unit at $1,195 and one unit at $1,025
• Financial info: Annual taxes listed (information provided)

Exterior

• Parking: Shared driveway; 4 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Multi-family residential income property
• Construction: Aluminum and vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Bedrooms: Two 2-bedroom units (separate units)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Full basement

🏷️ Possibly a rental listed for sale. The $205,000 price doesn't fit this home's estimated sale value (~$256,698) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 fast (+4.7%/yr); 178 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).
• At $2,315/mo this rent would consume 45% of the median local household income ($61k/yr) (locally 1625% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.7% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 12y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $205k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $256,698
• List price: $205,000
• Delta: -16.24%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,614
• Equity at exit: $30,566

10-year hold

• IRR: 12.0%
• Equity multiple: 2.02×
• Total profit: $58,457
• Equity at exit: $17,725

Cash invested: $57,400 (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 49507

• Rents YoY: 4.7%
• Active inventory: 178
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $482

Break-even live

Break-even rent $1,705

Max offer price $205,000

Occupancy floor 74%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Merritt St SE Grand Rapids, MI	3.0	1.0	1000	$2,100	$2.10	44d	1	0.47mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	14d	1	0.59mi
1154 Prospect Ave SE Grand Rapids, MI	5.0	2.0	1800	$2,300	$1.28	44d	1	0.92mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	44d	1	0.93mi
1027 Underwood Ave SE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	14d	1	0.95mi
2551 Eastern Ave SE Unit 1 Grand Rapids, MI	3.0	2.0	1600	$2,100	$1.31	44d	1	1.04mi
729 Bates St SE Unit 1 Grand Rapids, MI	4.0	3.5	1576	$2,395	$1.52	44d	1	1.21mi
840 Lafayette Ave SE Unit 2 Grand Rapids, MI	3.0	1.0	950	$1,600	$1.68	44d	1	1.26mi
550 Union Ave SE Grand Rapids, MI	3.0	1.5	1743	$2,800	$1.61	44d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $205,000 Active 40 DOM

   Show marketing remark (278 chars)

   Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

2. 2026-06-18
   price $205,000 Active 39 DOM

   Show marketing remark (278 chars)

   Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

3. 2026-06-17
   days on market $215,000 Active 39 DOM
4. 2026-06-16
   days on market $215,000 Active 38 DOM
5. 2026-06-15
   days on market $215,000 Active 37 DOM
6. 2026-06-14
   days on market $215,000 Active 35 DOM
7. 2026-06-13
   days on market $215,000 Active 34 DOM
8. 2026-06-10
   days on market $215,000 Active 32 DOM
9. 2026-06-09
   days on market $215,000 Active 31 DOM
10. 2026-06-08
    days on market $215,000 Active 30 DOM
11. 2026-06-07
    days on market $215,000 Active 29 DOM
12. 2026-06-05
    days on market $215,000 Active 26 DOM
13. 2026-06-03
    days on market $215,000 Active 25 DOM
14. 2026-06-03
    days on market $215,000 Active 24 DOM
15. 2026-06-01
    days on market $215,000 Active 23 DOM
16. 2026-05-31
    days on market $215,000 Active 22 DOM
17. 2026-05-16
    status Pending 278-char remark

    Show marketing remark (278 chars)

    Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

18. 2026-05-16
    status Pending 278-char remark

    Show marketing remark (278 chars)

    Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

19. 2026-05-06
    price $219,900 278-char remark

    Show marketing remark (278 chars)

    Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

20. 2026-05-06
    price $219,900 278-char remark

    Show marketing remark (278 chars)

    Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

21. 2026-05-02
    listed $230,000 Active 278-char remark

    Show marketing remark (278 chars)

    Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

22. 2026-05-02
    listed $230,000 Active 278-char remark

    Show marketing remark (278 chars)

    Ranch-style side-by-side duplex with separate utilities, vinyl siding, replacement windows, and hardwood flooring. Each unit features 2 bed/1 bath. Current total rents are $2,220/month with room for rent growth. Each unit includes its own basement. Great investment opportunity.

23. 2025-11-13
    historical
24. 2025-09-11
    status Active
25. 2025-09-11
    status Active
26. 2025-09-10
    historical
27. 2025-09-10
    status Pending
28. 2025-09-10
    status Pending
29. 2025-08-20
    price $219,000
30. 2025-08-19
    price $219,000
31. 2025-06-19
    status Active
32. 2025-06-19
    historical
33. 2025-06-07
    price $230,000
34. 2025-06-06
    price $230,000
35. 2025-05-13
    price $240,000
36. 2025-05-13
    price $240,000
37. 2025-03-20
    listed $249,900 Active
38. 2025-03-20
    listed $249,900 Active
39. 2024-02-23
    historical $995
40. 2024-01-30
    listed $995
41. 2016-11-16
    soldstatus $100,000
42. 2016-11-11
    soldstatus $100,000
43. 2016-11-11
    soldstatus $100,000 Sold
44. 2016-08-30
    status Pending
45. 2016-03-23
    price $109,900
46. 2016-03-23
    listed $99,900 Active
47. 2016-03-23
    listed $109,900
48. 2014-10-21
    soldstatus $22,000
49. 2014-10-21
    soldstatus $22,000
50. 2014-08-18
    listed $24,900

ⓘ 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: $2,233 · $186/mo
• Projected year-2 tax: $2,695 · $225/mo
• Expected delta: +$462/yr (+$38/mo · 20.7%)

ⓘ 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 ≥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: $27,780
• − Mortgage interest: −$11,483
• − Property taxes: −$2,233
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$5,964
• Taxable income: $2,630
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $5,156/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): 38,487
• Household income: $61,461
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1625.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 31% Black 31% White 30% Two or more races 21%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 8% Romanian 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 71% English-only · Spanish 23% Arabic 1% 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: ▼ -301.99%
• Current HPI: 325.3878
• Rent YoY: ▲ 4.74%
• 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

+723.3% since first listed

41 events — show timeline

• 2026-06-18 Price Changed $205,000 MiRealSource-MiMLS
• 2026-06-17 Price Changed $205,000 REALCOMP
• 2026-05-27 Price Changed $215,000 MiRealSource-MiMLS
• 2026-05-26 Price Changed $215,000 REALCOMP
• 2026-05-24 Relisted — REALCOMP
• 2026-05-24 Relisted — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-06 Price Changed $219,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $219,900 REALCOMP
• 2026-05-02 Listed $230,000 REALCOMP
• 2026-05-02 Listed $230,000 MiRealSource-MiMLS
• 2025-11-13 Listing Removed — MiRealSource-MiMLS
• 2025-09-11 Relisted — REALCOMP
• 2025-09-11 Relisted — MiRealSource-MiMLS
• 2025-09-10 Listing Removed — REALCOMP
• 2025-09-10 Pending — REALCOMP
• 2025-09-10 Pending — MiRealSource-MiMLS
• 2025-08-20 Price Changed $219,000 MiRealSource-MiMLS
• 2025-08-19 Price Changed $219,000 REALCOMP
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Listing Removed — REALCOMP
• 2025-06-07 Price Changed $230,000 MiRealSource-MiMLS
• 2025-06-06 Price Changed $230,000 REALCOMP
• 2025-05-13 Price Changed $240,000 MiRealSource-MiMLS
• 2025-05-13 Price Changed $240,000 REALCOMP
• 2025-03-20 Listed $249,900 REALCOMP
• 2025-03-20 Listed $249,900 MiRealSource-MiMLS
• 2024-02-23 Rental Removed $995 RENTLY
• 2024-01-30 Listed for Rent $995 RENTLY
• 2016-11-16 Sold (Public Records) $100,000 Public Records
• 2016-11-11 Sold (MLS) $100,000 SW Michigan MLS
• 2016-11-11 Sold (MLS) $100,000 REALCOMP
• 2016-08-30 Pending — SW Michigan MLS
• 2016-03-23 Price Changed $109,900 SW Michigan MLS
• 2016-03-23 Listed $99,900 SW Michigan MLS
• 2016-03-23 Listed $109,900 REALCOMP
• 2014-10-21 Sold (MLS) $22,000 REALCOMP
• 2014-10-21 Sold (MLS) $22,000 SW Michigan MLS
• 2014-08-18 Listed $24,900 REALCOMP
• 2014-08-18 Listed $24,900 SW Michigan MLS

Property tax history

+4.1%/yr

Latest (2025): $2,233 · +2.7% YoY. Source: county tax records.