504 Umatilla St SE · Grand Rapids, MI 49507

$199,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 28 Days on market

Built 1905 2,396 sqft lot $177/sqft · 14% below area Est $231k · 14% under

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +13.8/15.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• 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

Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

Key facts

• 3-season front porch
• Vinyl siding
• Replacement windows

Tags

• VINYL SIDING
• REPLACEMENT WINDOWS
• REFINISHED HARDWOOD FLOORS
• 3-SEASON FRONT PORCH
• QUICK ACCESS TO US-131

Property features AI

Exterior

• Utilities: Natural gas connected
• Home design: Traditional-style single family residence; Built in 1905
• Construction: Vinyl siding; Asphalt roof; Living area approximately 1,122
• Exterior features: Sidewalk; Wooded lot; Paved road access; Public water

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 9 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Pantry; Replacement windows
• Laundry & utility: Basement: Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $173k (13.3% below list).
• Recommended offer: $173k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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).
• This rent runs 34% of the median local income ($61k/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.
• 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 28 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 26y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $199k implies a 895% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,612 (13.3% below list)

Questions for the listing agent

1. Built in 1905 — 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. 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?
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: 0.87% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $231,467
• List price: $199,000
• Delta: -14.03%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-19,993
• Equity at exit: $29,672

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $7,286
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $145

Break-even live

Break-even rent $1,542

Max offer price $199,000

Occupancy floor 87%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Madison Ave SE Grand Rapids, MI	1.0–2.0	1.0	775	$1,560	$2.01	2d	1	0.27mi
434 Worden St SE Unit 2 Grand Rapids, MI	2.0	1.0	900	$1,495	$1.66	43d	1	0.39mi
840 Lafayette Ave SE Unit 2 Grand Rapids, MI	3.0	1.0	950	$1,600	$1.68	43d	1	0.46mi
19 La Belle St SE Grand Rapids, MI	2.0	1.0	846	$1,045	$1.24	43d	1	0.57mi
459 Dickinson St SE Grand Rapids, MI	2.0	1.0	731	$1,195	$1.63	43d	1	0.63mi
638 Wealthy St SE Unit A Grand Rapids, MI	2.0	2.0	1000	$2,100	$2.10	43d	1	0.95mi
1114 Dunham St SE Unit 1 Grand Rapids, MI	2.0	1.0	894	$1,300	$1.45	43d	1	0.96mi
357 Madison Ave SE Grand Rapids, MI	1.0–2.0	1.0–2.0	692	$1,595	$2.30	43d	4	0.98mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	43d	1	1.06mi
90 Wealthy St SE Grand Rapids, MI	2.0	1.0–2.0	602	$1,850	$3.07	3d	10	1.10mi
216 Lafayette Ave SE Grand Rapids, MI	2.0	1.5	1000	$1,395	$1.40	43d	1	1.17mi
242 Elm St SW Grand Rapids, MI	2.0	1.5	1100	$3,200	$2.91	2d	1	1.19mi
2040 Division Ave S Unit 207 Grand Rapids, MI	2.0	1.0	768	$1,703	$2.22	2d	1	1.20mi
350 Ionia Ave SW Grand Rapids, MI	2.0–3.0	2.0–3.0	1400	$1,350	$0.96	11d	2	1.23mi
547 Cherry St SE Grand Rapids, MI	2.0	1.0	521	$1,250	$2.40	43d	1	1.25mi
345 State St SE Grand Rapids, MI	2.0	2.0	1107	$1,280	$1.16	43d	2	1.26mi
950 Merritt St SE Grand Rapids, MI	3.0	1.0	1000	$2,100	$2.10	43d	1	1.27mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	43d	1	1.28mi
1555 Margaret Ave SE Grand Rapids, MI	2.0	1.0	900	$1,500	$1.67	14d	1	1.28mi
400 Grant St SW Unit 2 Grand Rapids, MI	2.0	1.0	1000	$1,500	$1.50	2d	1	1.30mi
258 Orchard Hill St SE Grand Rapids, MI	3.0	1.0	1300	$1,900	$1.46	43d	1	1.34mi
209 Division Ave S Grand Rapids, MI	1.0–3.0	1.0–2.0	1180	$1,495	$1.27	21d	2	1.34mi
240 Ionia Ave SW Grand Rapids, MI	1.0–2.0	1.0–2.0	922	$1,280	$1.39	43d	2	1.34mi
26 Cherry St SW Grand Rapids, MI	1.0–2.0	1.0–2.0	878	$1,275	$1.45	43d	2	1.36mi
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	14d	1	1.39mi
1333 Wealthy St SE Unit 2 Grand Rapids, MI	2.0	1.0	1113	$1,900	$1.71	43d	1	1.40mi
1400 Wealthy St SE Grand Rapids, MI	2.0	1.0	907	$1,925	$2.12	3d	1	1.43mi
101 Division Ave S Grand Rapids, MI	2.0	2.0	1250	$1,302	$1.04	43d	1	1.44mi
17 Lafayette Ave SE Grand Rapids, MI	2.0	1.0–2.0	720	$2,125	$2.95	43d	7	1.45mi

Listing history 41 events

1. 2026-06-13
   status $199,000 Pending 28 DOM
2. 2026-06-10
   days on market $199,000 Active 28 DOM

   Show marketing remark (616 chars)

   Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

3. 2026-06-09
   days on market $199,000 Active 27 DOM
4. 2026-06-08
   days on market $199,000 Active 26 DOM
5. 2026-06-07
   days on market $199,000 Active 25 DOM
6. 2026-06-05
   days on market $199,000 Active 22 DOM
7. 2026-06-03
   days on market $199,000 Active 21 DOM

   Show marketing remark (616 chars)

   Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

8. 2026-06-03
   pricedays on market $199,000 Active 20 DOM

   Show marketing remark (616 chars)

   Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

9. 2026-06-01
   days on market $215,000 Active 19 DOM
10. 2026-05-31
    days on market $215,000 Active 18 DOM
11. 2026-05-13
    listed $215,000 Active 616-char remark

    Show marketing remark (616 chars)

    Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

12. 2026-05-13
    listed $215,000 Active 616-char remark

    Show marketing remark (616 chars)

    Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

13. 2026-05-13
    listed $215,000 Active

    Show marketing remark (616 chars)

    Welcome to 504 Umatilla! This fantastic 3-bedroom, 1-bath home is move-in ready and full of charm. Updates include vinyl siding, replacement windows, fresh paint, beautifully refinished hardwood floors, and other improvements throughout. Enjoy relaxing in the inviting 3-season front porch, perfect for morning coffee or winding down in the evening. Conveniently located with quick access to US-131 and many popular shopping, dining, and entertainment areas. Whether you're looking for a starter home, investment property, or simply a fresh start, this home offers comfort, value, and opportunity all in one package!

14. 2015-02-08
    historical
15. 2015-02-08
    historical
16. 2015-02-05
    historical
17. 2015-02-05
    historical
18. 2011-07-12
    soldstatus $20,000
19. 2011-07-12
    soldstatus $20,000
20. 2011-03-07
    listed $17,900
21. 2011-03-07
    listed $17,900
22. 2010-01-08
    soldstatus $10,000
23. 2010-01-08
    soldstatus $10,000
24. 2009-08-15
    listed $14,900
25. 2009-08-15
    listed $14,900
26. 2009-06-10
    historical
27. 2007-12-21
    listed $19,900
28. 2007-12-21
    listed $19,900
29. 2007-11-17
    historical
30. 2007-08-17
    listed $59,900
31. 2007-08-17
    listed $59,900
32. 2005-12-28
    historical
33. 2005-06-28
    listed $62,900
34. 2005-06-28
    listed $62,900
35. 2004-12-31
    historical
36. 2004-06-16
    listed $64,900
37. 2004-06-16
    listed $64,900
38. 2000-10-17
    soldstatus $20,000
39. 2000-10-17
    soldstatus $20,000
40. 2000-08-09
    listed $24,000
41. 2000-08-09
    listed $24,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $2,084 · $174/mo
• Expected delta: +$981/yr (+$82/mo · 88.9%)

ⓘ 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: $20,713
• − Mortgage interest: −$11,147
• − Property taxes: −$1,103
• − Insurance: −$995
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,789
• Taxable loss: −$1,635
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $2,135/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

+729.2% since first listed

37 events — show timeline

• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-06-10 Pending — REALCOMP
• 2026-06-10 Pending — SW Michigan MLS
• 2026-06-03 Price Changed $199,000 MiRealSource-MiMLS
• 2026-06-02 Price Changed $199,000 REALCOMP
• 2026-06-02 Price Changed $199,000 SW Michigan MLS
• 2026-05-13 Listed $215,000 SW Michigan MLS
• 2026-05-13 Listed $215,000 REALCOMP
• 2026-05-13 Listed $215,000 MiRealSource-MiMLS
• 2015-02-08 Listing Removed — SW Michigan MLS
• 2015-02-08 Listing Removed — SW Michigan MLS
• 2015-02-05 Listing Removed — SW Michigan MLS
• 2015-02-05 Listing Removed — SW Michigan MLS
• 2011-07-12 Sold (MLS) $20,000 REALCOMP
• 2011-07-12 Sold (MLS) $20,000 SW Michigan MLS
• 2011-03-07 Listed $17,900 REALCOMP
• 2011-03-07 Listed $17,900 SW Michigan MLS
• 2010-01-08 Sold (MLS) $10,000 REALCOMP
• 2010-01-08 Sold (MLS) $10,000 SW Michigan MLS
• 2009-08-15 Listed $14,900 REALCOMP
• 2009-08-15 Listed $14,900 SW Michigan MLS
• 2009-06-10 Listing Removed — REALCOMP
• 2007-12-21 Listed $19,900 REALCOMP
• 2007-12-21 Listed $19,900 SW Michigan MLS
• 2007-11-17 Listing Removed — REALCOMP
• 2007-08-17 Listed $59,900 REALCOMP
• 2007-08-17 Listed $59,900 SW Michigan MLS
• 2005-12-28 Listing Removed — REALCOMP
• 2005-06-28 Listed $62,900 REALCOMP
• 2005-06-28 Listed $62,900 SW Michigan MLS
• 2004-12-31 Listing Removed — REALCOMP
• 2004-06-16 Listed $64,900 REALCOMP
• 2004-06-16 Listed $64,900 SW Michigan MLS
• 2000-10-17 Sold (MLS) $20,000 REALCOMP
• 2000-10-17 Sold (MLS) $20,000 SW Michigan MLS
• 2000-08-09 Listed $24,000 REALCOMP
• 2000-08-09 Listed $24,000 SW Michigan MLS

Property tax history

+7.2%/yr

Latest (2025): $1,103 · +2.7% YoY. Source: county tax records.