2454 W Collier Ave SE #101 · Kentwood, MI 49546

$264,900

3 bd · 2.5 ba · 1,884 sqft · Condo · 23 Days on market

Built 1971 Good condition $141/sqft · 40% below area Est $444k · 40% under $295/mo HOA · 13% of rent ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home!!! This 3 large bedroom, 2 1/2 bath townhome, in Kentwood offers low maintenance living in a fabulous location! Convenient to shopping, dining, bus line, and highways! spacious kitchen , with all stainless appliances included. Large formal dining room, open to great room with fireplace. Large deck and French doors overlooking mature trees and greenspace behind! Upstairs is primary suite with private bath, 2 more large bedrooms and full bath. Down is a clean, dry full basement, with a workshop area and partially finished room for future office or home gym. Pet friendly community and wonderful association, offering community club house and pool. This unit has 2 COVERED PARKING SPACES included! Truly a rare find. Call or schedule your private showing. Easy to show!

Key facts

• Large deck
• Spacious kitchen
• Stainless appliances

Tags

• SPACIOUS KITCHEN
• STAINLESS APPLIANCES
• LARGE FORMAL DINING ROOM
• GREAT ROOM WITH FIREPLACE
• LARGE DECK
• FRENCH DOORS

Property features AI

Finance

• Other: Directions: E off East Paris, between Burton and 28th St SE at Fox Chase Condominiums
• Financial info: Information not provided
• HOA & community: Community clubhouse; Interior unit; Pets allowed; Community pool; Monthly association fee of $295; Association fee covers water, trash, sewer, snow removal, and lawn/yard care

Exterior

• Parking: Detached parking; Carport
• Security: Information not provided
• Utilities: Natural gas connected; Cable connected; Public water; Public sewer
• Home design: Residential condominium; Built in 1971
• Construction: Aluminum siding and brick exterior; Composition roof; Built in 1971
• Exterior features: Outdoor above-ground pool; Sidewalk; Paved road access; Public water

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; Pantry; Gas log fireplace; Storm windows and screens; Replacement insulated windows; Window treatments; Total of 10 rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

🏷️ Possibly a rental listed for sale. The $264,900 price doesn't fit this home's estimated sale value (~$444,021) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (15.9% below list).
• Recommended offer: $212k (20.0% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.7% in Kentwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+6.0%/yr); 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,253 units permitted in Kent County in 2024 (969 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.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $211,943 (20.0% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 9.9

CMA / ARV

• ARV (median comp): $444,021
• List price: $264,900
• Delta: -40.34%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.20×
• Total profit: $-59,213
• Equity at exit: $39,497

10-year hold

• IRR: -9.8%
• Equity multiple: 0.31×
• Total profit: $-51,027
• Equity at exit: $22,904

Cash invested: $74,172 (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 49546

• Rents YoY: 6.0%
• Active inventory: 111
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,227 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$295
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-366

Break-even live

Break-even rent $2,691

Max offer price $211,943

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-274	+0% $-366	+5% $-458	+10% $-549
Rent	-10% $-542	-5% $-454	+0% $-366	+5% $-278	+10% $-190
Rate	-1.0pp $-233	-0.5pp $-299	base $-366	+0.5pp $-435	+1.0pp $-504

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 E Paris Ave SE Kentwood, MI	1.0–2.0	1.0–2.0	1012	$1,919	$1.90	3d	64	1.06mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-03
   listed $264,900 Active 789-char remark

   Show marketing remark (785 chars)

   Welcome home!!! This 3 large bedroom, 2 1/2 bath townhome, in Kentwood offers low maintenance living in a fabulous location! Convenient to shopping, dining, bus line, and highways! spacious kitchen , with all stainless appliances included. Large formal dining room, open to great room with fireplace. Large deck and French doors overlooking mature trees and greenspace behind! Upstairs is primary suite with private bath, 2 more large bedrooms and full bath. Down is a clean, dry full basement, with a workshop area and partially finished room for future office or home gym. Pet friendly community and wonderful association, offering community club house and pool. This unit has 2 COVERED PARKING SPACES included! Truly a rare find. Call or schedule your private showing. Easy to show!

2. 2026-05-03
   listed $264,900 Active 796-char remark

   Show marketing remark (785 chars)

   Welcome home!!! This 3 large bedroom, 2 1/2 bath townhome, in Kentwood offers low maintenance living in a fabulous location! Convenient to shopping, dining, bus line, and highways! spacious kitchen , with all stainless appliances included. Large formal dining room, open to great room with fireplace. Large deck and French doors overlooking mature trees and greenspace behind! Upstairs is primary suite with private bath, 2 more large bedrooms and full bath. Down is a clean, dry full basement, with a workshop area and partially finished room for future office or home gym. Pet friendly community and wonderful association, offering community club house and pool. This unit has 2 COVERED PARKING SPACES included! Truly a rare find. Call or schedule your private showing. Easy to show!

3. 2026-05-03
   listed $264,900 Active

   Show marketing remark (785 chars)

   Welcome home!!! This 3 large bedroom, 2 1/2 bath townhome, in Kentwood offers low maintenance living in a fabulous location! Convenient to shopping, dining, bus line, and highways! spacious kitchen , with all stainless appliances included. Large formal dining room, open to great room with fireplace. Large deck and French doors overlooking mature trees and greenspace behind! Upstairs is primary suite with private bath, 2 more large bedrooms and full bath. Down is a clean, dry full basement, with a workshop area and partially finished room for future office or home gym. Pet friendly community and wonderful association, offering community club house and pool. This unit has 2 COVERED PARKING SPACES included! Truly a rare find. Call or schedule your private showing. Easy to show!

ⓘ 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 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: $26,730
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$3,540
• − Depreciation: −$7,706
• Taxable loss: −$8,930
• Est. tax savings @ 24.0%: +$2,143
• After-tax cash flow: $-2,248/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

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Kentwood offers a good condition with minimal repairs needed. It has a good curb appeal and is ready for a fresh coat of paint and some landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home more appealing to potential buyers.
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value.
• Both Kitchen backsplash — A new backsplash can add visual interest and functionality to the kitchen, enhancing both resale and rental value.
• Both Bathroom updates — Updating bathrooms with new fixtures and finishes can improve the home's overall appeal and increase its value.
• Both Flooring replacement — Replacing worn-out flooring with new, more durable materials can improve the home's appearance and increase its value.
• Both HVAC system upgrade — Upgrading the HVAC system can improve energy efficiency and comfort, making the home more attractive to buyers and renters.
• Both Exterior paint — Painting the exterior can refresh the home's appearance and make it more appealing to potential buyers and renters.
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home more appealing to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value. ↑
• Both Kitchen backsplash — A new backsplash can add visual interest and functionality to the kitchen, enhancing both resale and rental value. ↑
• Both Bathroom updates — Updating bathrooms with new fixtures and finishes can improve the home's overall appeal and increase its value. ↑
• Both Flooring replacement — Replacing worn-out flooring with new, more durable materials can improve the home's appearance and increase its value. ↑
• Both HVAC system upgrade — Upgrading the HVAC system can improve energy efficiency and comfort, making the home more attractive to buyers and renters. ↑
• Both Exterior paint — Painting the exterior can refresh the home's appearance and make it more appealing to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and attract more buyers and renters. ↑

ⓘ 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): 34,721
• Household income: $99,343
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 847.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 15% Romanian 4% Slovak 3%
• Foreign-born: 12% · South Korea, China, Canada
• Languages at home: 87% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -148.04%
• Current HPI: 268.9786
• Rent YoY: ▲ 5.95%
• 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

-2.8% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $257,500 SW Michigan MLS
• 2026-06-05 Sold (MLS) $257,500 REALCOMP
• 2026-06-05 Sold (MLS) $257,500 MiRealSource-MiMLS
• 2026-05-27 Pending — REALCOMP
• 2026-05-27 Pending — MiRealSource-MiMLS
• 2026-05-27 Pending — SW Michigan MLS
• 2026-05-03 Listed $264,900 REALCOMP
• 2026-05-03 Listed $264,900 SW Michigan MLS
• 2026-05-03 Listed $264,900 MiRealSource-MiMLS