3288 Cambridge St SE #9 · Kentwood, MI 49512

$250,000

3 bd · 2.0 ba · 1,696 sqft · Condo · 8 Days on market

Built 1982 Average condition $212/mo HOA · 9% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this desirable end-unit condo nestled in the quiet Castle Villa Condominiums, offering peaceful and scenic views of the pond. The main level boasts a bright, open-concept floor plan where the living and dining areas flow seamlessly into a fantastic sunroom, alongside two comfortable bedrooms and a full bathroom. Downstairs, the fully finished lower level doubles your comfort with a second living area, a third bedroom, a second full bathroom, dedicated laundry, and a rare second walk-out sunroom that brings you even closer to nature. Complete with a detached garage, this beautiful home perfectly blends spacious living with a tranquil, maintenance-free lifestyle. Seller has requested that all offers be reviewed 6/10/26 at 12pm.

Key facts

• End-unit condo
• Second living area
• Sunroom

Tags

• END-UNIT CONDO
• SCENIC VIEWS
• OPEN-CONCEPT FLOOR PLAN
• SUNROOM
• FULLY FINISHED LOWER LEVEL
• SECOND LIVING AREA

Property features AI

Finance

• Other: Property type: Residential condominium
• HOA & community: Monthly association fee (about $212) covering water, trash, sewer, snow removal, and lawn/yard care; Association allows pets

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Natural gas water heater; Public sewer
• Home design: Ranch-style condominium; Living area approximately 1,696 square feet
• Construction: Built in 1982; Brick and vinyl siding exterior
• Exterior features: Pond on property; Lot of approximately 14.22 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Eat-in kitchen; Full basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.7% below list).
• Recommended offer: $233k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (+6.5%/yr); 147 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 39% of the median local income ($71k/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 $8k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 $145k; list at $250k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $233,339 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.55% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.46×
• Total profit: $-37,848
• Equity at exit: $37,276

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,080
• 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 49512

• Home prices YoY: -15.9%
• Rents YoY: 6.5%
• Active inventory: 147
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,333 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$212
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-96

Break-even live

Break-even rent $2,455

Max offer price $236,063

Occupancy floor 99%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 Bransford Dr SE Grand Rapids, MI	4.0	2.0	1667	$2,625	$1.57	10d	1	0.38mi
4260 Hidden Lakes Dr SE Kentwood, MI	1.0–2.0	1.0–2.0	931	$1,795	$1.93	2d	21	1.31mi
3300 E Paris Ave SE Kentwood, MI	1.0–2.0	1.0–2.0	1012	$1,919	$1.90	2d	64	1.48mi

HOA detail condo

• Monthly dues: $212 · $2,544/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-13
   statusdays on market $250,000 Pending 8 DOM
2. 2026-06-10
   days on market $250,000 Active 7 DOM
3. 2026-06-09
   days on market $250,000 Active 6 DOM
4. 2026-06-08
   days on market $250,000 Active 5 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $250,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 52% 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: $28,001
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − HOA: −$2,544
• − Depreciation: −$7,273
• Taxable loss: −$5,300
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $116/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This end-unit condo offers a bright, open-concept floor plan with a sunroom and two bedrooms. It requires minor repairs and maintenance to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet — improves comfort and reduces maintenance
• Both update kitchen cabinets — modernizes the space and increases value
• Both update bathroom vanity — modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet — improves comfort and reduces maintenance ↑
• Both update kitchen cabinets — modernizes the space and increases value ↑
• Both update bathroom vanity — modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,373
• Household income: $71,329
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1230.0

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 0.57)
• Race & ethnicity: White 62% Black 18% Hispanic / Latino 9% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Iranian 13% American 5% Romanian 3%
• Foreign-born: 17% · Vietnam, Canada, Philippines
• Languages at home: 79% English-only · Russian/Polish/Slavic 4% Spanish 4% Other Indo-European 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: ▼ -43.77%
• Current HPI: 231.7742
• Rent YoY: ▲ 6.55%
• 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

+92.5% since first listed

13 events — show timeline

• 2026-06-03 Listed $250,000 SW Michigan MLS
• 2026-06-03 Listed $250,000 MiRealSource-MiMLS
• 2026-06-03 Listed $250,000 REALCOMP
• 2019-09-13 Sold (MLS) $145,000 SW Michigan MLS
• 2019-09-13 Sold (MLS) $145,000 REALCOMP
• 2019-08-10 Pending — SW Michigan MLS
• 2019-08-06 Listed $139,900 SW Michigan MLS
• 2019-08-06 Listed $139,900 REALCOMP
• 2017-05-11 Sold (MLS) $131,000 SW Michigan MLS
• 2017-05-11 Sold (MLS) $131,000 REALCOMP
• 2017-03-20 Pending — SW Michigan MLS
• 2017-03-16 Listed $129,900 SW Michigan MLS
• 2017-03-16 Listed $129,900 REALCOMP