400 N 6th St · Grand Haven, MI 49417

$185,000

4 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 27 Days on market

Built 1900 7,046 sqft lot Est $322k · 43% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 400 N 6th Street in Grand Haven! This three-bedroom, one-bath home is packed with potential and ready for your vision. Featuring a newer roof and a layout full of possibilities, this property could make an excellent flip, investment opportunity, or chance to build equity. Conveniently located just a short walk from downtown Grand Haven, you'll enjoy easy access to local shops, restaurants, waterfront attractions, and marinas, plus quick highway access for commuting. Don't miss the opportunity to transform this home into something special!

Key facts

• Newer roof
• Quick highway access
• 7,046 sq ft lot

Tags

• NEWER ROOF
• INVESTMENT OPPORTUNITY
• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO MARINAS
• QUICK HIGHWAY ACCESS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1900
• Construction: Vinyl siding; Composition roof; 1,316 total building area
• Exterior features: 0.16-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 1.9% in Grand Haven — 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 81/100 on livability (#69 in MI, #1,467 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, commute F.
• Grand Haven Area Public Schools (suburban): math 52% / reading 68% proficiency, ranked #42 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mary A White School (math 52% / reading 62%, grade C+, #236 of 1,397 statewide, top 19%, 258 students, 49% FRL); White Pines Intermediate School (math 51% / reading 65%, grade B, #63 of 493 statewide, top 13%, 762 students, 35% FRL); Grand Haven High School (math 45% / reading 66%, grade C, #105 of 713 statewide, top 15%, 1,732 students, 24% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 221 active listings in the ZIP; solid renter incomes; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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 + 6.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $322,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Fulton St	0.13mi	3/2.0 (-1)	1,365 (+4%)	0mo	$235,000	$172	79
1037 Washington Ave	0.43mi	3/1.5 (-1)	1,334 (+1%)	3mo	$320,000	$240	69
520 Monroe Ave	0.13mi	4/1.5	1,436 (+9%)	11mo	$360,000	$251	68
526 Monroe Ave	0.13mi	3/3.0 (-1)	1,342 (+2%)	13mo	$430,000	$320	67
1233 Columbus Ave	0.59mi	4/1.5	1,310 (-0%)	12mo	$215,001	$164	60
1108 Franklin	0.53mi	3/1.5 (-1)	1,288 (-2%)	10mo	$315,000	$245	56
1130 Columbus Ave	0.50mi	4/1.0	1,152 (-12%)	3mo	$273,000	$237	54
1227 Columbus Ave	0.58mi	3/1.5 (-1)	1,280 (-3%)	12mo	$310,000	$242	52
623 Fulton St	0.13mi	3/3.0 (-1)	1,208 (-8%)	18mo	$345,000	$286	52
205 Clinton Ave	0.51mi	3/2.0 (-1)	1,343 (+2%)	18mo	$365,000	$272	49
805 Cutler St	0.74mi	3/2.0 (-1)	1,376 (+5%)	10mo	$381,000	$277	40
314 S Beacon Blvd	0.55mi	4/2.0	1,460 (+11%)	19mo	$240,000	$164	37

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 · 6.03% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $10,732
• Equity at exit: $27,584

10-year hold

• IRR: 17.1%
• Equity multiple: 2.59×
• Total profit: $82,578
• Equity at exit: $15,995

Cash invested: $51,800 (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 49417

• Rents YoY: 6.0%
• Active inventory: 221
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $533

Break-even live

Break-even rent $1,486

Max offer price $185,000

Occupancy floor 70%

Sensitivity live

Price	-10% $638	-5% $585	+0% $533	+5% $481	+10% $428
Rent	-10% $362	-5% $448	+0% $533	+5% $618	+10% $704
Rate	-1.0pp $626	-0.5pp $580	base $533	+0.5pp $485	+1.0pp $436

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $185,000 Pending 27 DOM
2. 2026-06-17
   days on market $185,000 Active 27 DOM
3. 2026-06-16
   days on market $185,000 Active 26 DOM
4. 2026-06-15
   days on market $185,000 Active 25 DOM
5. 2026-06-14
   days on market $185,000 Active 23 DOM
6. 2026-06-13
   pricedays on market $185,000 Active 22 DOM
7. 2026-06-10
   days on market $199,900 Active 20 DOM
8. 2026-06-09
   days on market $199,900 Active 19 DOM
9. 2026-06-08
   days on market $199,900 Active 18 DOM
10. 2026-06-07
    days on market $199,900 Active 17 DOM
11. 2026-06-03
    days on market $199,900 Active 13 DOM
12. 2026-06-02
    days on market $199,900 Active 12 DOM
13. 2026-06-01
    days on market $199,900 Active 11 DOM
14. 2026-05-31
    days on market $199,900 Active 10 DOM
15. 2026-05-30
    days on market $199,900 Active 9 DOM
16. 2026-05-19
    listed $199,900 Active

    Show marketing remark (555 chars)

    Welcome to 400 N 6th Street in Grand Haven! This three-bedroom, one-bath home is packed with potential and ready for your vision. Featuring a newer roof and a layout full of possibilities, this property could make an excellent flip, investment opportunity, or chance to build equity. Conveniently located just a short walk from downtown Grand Haven, you'll enjoy easy access to local shops, restaurants, waterfront attractions, and marinas, plus quick highway access for commuting. Don't miss the opportunity to transform this home into something special!

17. 2026-05-19
    listed $199,900 Active 555-char remark

    Show marketing remark (555 chars)

    Welcome to 400 N 6th Street in Grand Haven! This three-bedroom, one-bath home is packed with potential and ready for your vision. Featuring a newer roof and a layout full of possibilities, this property could make an excellent flip, investment opportunity, or chance to build equity. Conveniently located just a short walk from downtown Grand Haven, you'll enjoy easy access to local shops, restaurants, waterfront attractions, and marinas, plus quick highway access for commuting. Don't miss the opportunity to transform this home into something special!

18. 2026-05-19
    listed $199,900 Active 555-char remark

    Show marketing remark (555 chars)

    Welcome to 400 N 6th Street in Grand Haven! This three-bedroom, one-bath home is packed with potential and ready for your vision. Featuring a newer roof and a layout full of possibilities, this property could make an excellent flip, investment opportunity, or chance to build equity. Conveniently located just a short walk from downtown Grand Haven, you'll enjoy easy access to local shops, restaurants, waterfront attractions, and marinas, plus quick highway access for commuting. Don't miss the opportunity to transform this home into something special!

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $2,183 · $182/mo
• Expected delta: +$666/yr (+$55/mo · 43.8%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,927
• − Mortgage interest: −$10,363
• − Property taxes: −$1,518
• − Insurance: −$925
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$5,382
• Taxable income: $3,591
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $5,536/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 Haven Area Public Schools
• NCES district ID: 2616380
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $56,566
• Composite: 51.64/100
• National rank: #1698
• State rank: #42 of 540 in MI

Livability — Grand Haven

• Score: 81/100
• State rank: #69
• US rank: #1467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Haven, MI
• County: Ottawa County · 144,142 people
• City population: 33,878
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 33,878
• Household income: $83,405
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 770.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 3%
• Foreign-born: 3% · Canada, South Korea, India
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

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: ▼ -424.92%
• Current HPI: 365.7115
• Rent YoY: ▲ 6.03%
• 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

• 2026-05-19 Listed $199,900 MiRealSource-MiMLS
• 2026-05-19 Listed $199,900 REALCOMP
• 2026-05-19 Listed $199,900 SW Michigan MLS

Property tax history

+9.1%/yr

Latest (2025): $1,518 · +4.6% YoY. Source: county tax records.