6894 12th Ave · Jenison, MI 49428

$250,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 4 Days on market

Built 1948 0.68 ac lot Est $250k · at est.

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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 +13.4/30.0
• ARV discount +7.6/15.0
• Schools +5.3/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

Key facts

• 0.68 acre lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $6 ($66/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.6% below list).
• Recommended offer: $196k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Jenison Public Schools (suburban): math 57% / reading 66% proficiency, ranked #36 of 540 in MI (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 143 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 32y 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 $48k; list at $250k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,050 (21.6% below list)

Questions for the listing agent

1. Built in 1948 — 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 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $250,404
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6894 12th Ave	0.00mi	2/1.0	924 (0%)	1mo	$250,000	$271	100
7084 Eastwood Ave	0.59mi	3/1.0 (+1)	1,040 (+13%)	12mo	$320,000	$308	37
6490 8th Ave	0.70mi	1/1.0 (-1)	842 (-9%)	20mo	$177,000	$210	31

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-40,244
• Equity at exit: $37,276

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-34,932
• Equity at exit: $21,615

Cash invested: $70,000 (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: 143
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $6

Break-even live

Break-even rent $1,954

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $147	-5% $76	+0% $6	+5% $-65	+10% $-136
Rent	-10% $-149	-5% $-72	+0% $6	+5% $83	+10% $160
Rate	-1.0pp $131	-0.5pp $69	base $6	+0.5pp $-59	+1.0pp $-125

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7202 Melody Ln Jenison, MI	3.0	1.0	1002	$2,295	$2.29	4d	1	0.72mi
143 Brookmeadow North Ln SW Grandville, MI	1.0–2.0	1.0–2.0	868	$1,305	$1.50	4d	1	1.43mi

Listing history 18 events

1. 2026-04-07
   status Pending 55-char remark

   Show marketing remark (55 chars)

   SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

2. 2026-04-07
   status Pending 55-char remark

   Show marketing remark (55 chars)

   SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

3. 2026-04-07
   status Pending

   Show marketing remark (55 chars)

   SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

4. 2026-04-01
   listed $250,000 Active 55-char remark

   Show marketing remark (55 chars)

   SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

5. 2026-04-01
   listed $250,000 Active 55-char remark

   Show marketing remark (55 chars)

   SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

6. 2026-04-01
   listed $250,000 Active

   Show marketing remark (55 chars)

   SELLER HAVE ACCEPTED AN OFFER NO SHOWINGS AT THIS TIME.

7. 2014-09-23
   historical
8. 2009-10-15
   soldstatus $48,500
9. 2009-10-15
   soldstatus $48,500
10. 2009-08-19
    listed $47,000
11. 2009-08-19
    listed $47,000
12. 2009-06-30
    historical
13. 2008-08-26
    listed $59,900
14. 2008-08-26
    listed $59,900
15. 1994-05-27
    soldstatus $55,000
16. 1994-05-27
    soldstatus $55,000
17. 1994-05-09
    listed $59,500
18. 1994-05-09
    listed $59,500

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $2,694 · $224/mo
• Expected delta: +$1,156/yr (+$96/mo · 75.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,526
• − Mortgage interest: −$14,004
• − Property taxes: −$1,537
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$7,273
• Taxable loss: −$4,302
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $1,099/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: Jenison Public Schools
• NCES district ID: 2619830
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $58,030
• Composite: 53.06/100
• National rank: #1517
• State rank: #36 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

• 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

+320.2% since first listed

18 events — show timeline

• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — SW Michigan MLS
• 2026-04-01 Listed $250,000 SW Michigan MLS
• 2026-04-01 Listed $250,000 REALCOMP
• 2026-04-01 Listed $250,000 MiRealSource-MiMLS
• 2014-09-23 Listing Removed — SW Michigan MLS
• 2009-10-15 Sold (MLS) $48,500 REALCOMP
• 2009-10-15 Sold (MLS) $48,500 SW Michigan MLS
• 2009-08-19 Listed $47,000 REALCOMP
• 2009-08-19 Listed $47,000 SW Michigan MLS
• 2009-06-30 Listing Removed — REALCOMP
• 2008-08-26 Listed $59,900 REALCOMP
• 2008-08-26 Listed $59,900 SW Michigan MLS
• 1994-05-27 Sold (MLS) $55,000 REALCOMP
• 1994-05-27 Sold (MLS) $55,000 SW Michigan MLS
• 1994-05-09 Listed $59,500 REALCOMP
• 1994-05-09 Listed $59,500 SW Michigan MLS

Property tax history

+0.7%/yr

Latest (2025): $1,537 · +3.8% YoY. Source: county tax records.