1827 Rowland Ave SE · Kentwood, MI 49546

$299,900

3 bd · 2.5 ba · 1,912 sqft · SingleFamily · 3 Days on market

Built 1978 8,756 sqft lot Est $350k · 14% under

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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 +13.9/15.0
• Cash flow +10.7/30.0
• Schools +6.3/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated ranch home in the highly desirable Forest Hills School District! The seller has invested approximately $40K in improvements, including a newer roof, hot water heater, fresh interior paint, updated fixtures, brand-new carpet, flooring, landscaping, and more - making this home truly move-in ready. This charming 3 bedroom, 2.5 bath ranch offers the perfect blend of comfort, functionality, and flexibility. Enjoy a large deck overlooking a private backyard, complete with a storage shed - perfect for outdoor entertaining, gardening, or simply relaxing. The spacious walkout lower level adds incredible versatility, featuring a large family/recreation room with built-in shelving and excellent potential to be converted into a private bedroom suite, along with an office, full bath, workshop/utility room, and abundant storage. Perfectly situated in a prime location, this home offers the best of both nature and convenience. A beautiful, peaceful wooded

Key facts

• Updated ranch home
• New carpet
• Newer roof

Tags

• UPDATED RANCH HOME
• NEWER ROOF
• HOT WATER HEATER
• FRESH INTERIOR PAINT
• UPDATED FIXTURES
• NEW CARPET

Property features AI

Exterior

• Utilities: Public water; Natural gas water heater
• Home design: Ranch and Traditional style; Single family residence; Public water
• Construction: Built in 1978; Aluminum siding and brick exterior; Composition roof
• Exterior features: Sidewalk; Shed(s)

Interior

• Kitchen: Oven; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Pantry; Fireplace; Office; Workshop; Utility room; Family room; Dining area; Living room
• Laundry & utility: Washer; Dryer; Dedicated laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.3% below list).
• Recommended offer: $242k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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+, health & safety A-; Watch: commute C-, crime D, amenities F.
• Forest Hills Public Schools (suburban): math 65% / reading 74% proficiency, ranked #11 of 540 in MI (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Collins Elementary School (math 67% / reading 67%, grade B+, #105 of 1,397 statewide, top 9%, 358 students, 19% FRL); Northern Hills Middle School (math 64% / reading 80%, grade A, #21 of 493 statewide, top 5%, 546 students, 17% FRL); Northern High School (math 57% / reading 81%, grade B, #38 of 713 statewide, top 5%, 1,134 students, 16% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 114 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 $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y 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 $165k; list at $300k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $242,135 (19.3% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $349,896
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Rowland Ave SE	0.09mi	3/1.5	1,969 (+3%)	13mo	$360,000	$183	76
1840 Keyhill Ave SE	0.04mi	3/2.0	2,100 (+10%)	7mo	$385,000	$183	74
1837 Observatory Ave SE	0.19mi	4/1.5 (+1)	1,777 (-7%)	7mo	$310,000	$174	65
1921 Camille Dr SE	0.17mi	4/2.5 (+1)	2,196 (+15%)	4mo	$405,000	$184	59
4364 Cloverleaf Ct SE Lot 4	0.72mi	3/2.5	2,195 (+15%)	20mo	$844,700	$385	26

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 · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.40×
• Total profit: $-50,231
• Equity at exit: $44,716

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-23,041
• Equity at exit: $25,930

Cash invested: $83,972 (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: 114
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$357 /mo · $4,289/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-142

Break-even live

Break-even rent $2,601

Max offer price $274,774

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-57	+0% $-142	+5% $-227	+10% $-312
Rent	-10% $-334	-5% $-238	+0% $-142	+5% $-47	+10% $49
Rate	-1.0pp $9	-0.5pp $-66	base $-142	+0.5pp $-220	+1.0pp $-299

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Kenmoor Ave SE Grand Rapids, MI	4.0	2.5	2216	$2,800	$1.26	16d	1	1.25mi

Listing history 3 events

1. 2026-06-22
   days on market $299,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1754 chars)

   Welcome to this beautifully updated ranch home in the highly desirable Forest Hills School District! The seller has invested approximately $40K in improvements, including a newer roof, hot water heater, fresh interior paint, updated fixtures, brand-new carpet, flooring, landscaping, and more - making this home truly move-in ready. This charming 3 bedroom, 2.5 bath ranch offers the perfect blend of comfort, functionality, and flexibility. Enjoy a large deck overlooking a private backyard, complete with a storage shed - perfect for outdoor entertaining, gardening, or simply relaxing. The spacious walkout lower level adds incredible versatility, featuring a large family/recreation room with built-in shelving and excellent potential to be converted into a private bedroom suite, along with an office, full bath, workshop/utility room, and abundant storage. Perfectly situated in a prime location, this home offers the best of both nature and convenience. A beautiful, peaceful woodedtrail at the end of the street leads directly to Calvin University and the Calvin Nature Preserve. Located within the highly sought-after Forest Hills Northern School District, this property offers access to distinctive educational opportunities, including Spanish and Mandarin Immersion programs, STEM, Project NEXT, Gone Boarding, and more. You'll also love the convenience of nearby restaurants, shopping at Woodland and CenterPoint malls, Costco, MVP Sports Clubs, YMCA, the everyday conveniences of 28th Street, and quick expressway access. Homes in this price range rarely offer this combination of updates, location, space, and future potential. Don't miss your chance - schedule your showing today before it's gone! Offer deadline: Wed June 24, 2026 by 1pm.

3. 2026-06-18
   listed $299,900 Active 1 DOM

   Show marketing remark (1754 chars)

   Welcome to this beautifully updated ranch home in the highly desirable Forest Hills School District! The seller has invested approximately $40K in improvements, including a newer roof, hot water heater, fresh interior paint, updated fixtures, brand-new carpet, flooring, landscaping, and more - making this home truly move-in ready. This charming 3 bedroom, 2.5 bath ranch offers the perfect blend of comfort, functionality, and flexibility. Enjoy a large deck overlooking a private backyard, complete with a storage shed - perfect for outdoor entertaining, gardening, or simply relaxing. The spacious walkout lower level adds incredible versatility, featuring a large family/recreation room with built-in shelving and excellent potential to be converted into a private bedroom suite, along with an office, full bath, workshop/utility room, and abundant storage. Perfectly situated in a prime location, this home offers the best of both nature and convenience. A beautiful, peaceful woodedtrail at the end of the street leads directly to Calvin University and the Calvin Nature Preserve. Located within the highly sought-after Forest Hills Northern School District, this property offers access to distinctive educational opportunities, including Spanish and Mandarin Immersion programs, STEM, Project NEXT, Gone Boarding, and more. You'll also love the convenience of nearby restaurants, shopping at Woodland and CenterPoint malls, Costco, MVP Sports Clubs, YMCA, the everyday conveniences of 28th Street, and quick expressway access. Homes in this price range rarely offer this combination of updates, location, space, and future potential. Don't miss your chance - schedule your showing today before it's gone! Offer deadline: Wed June 24, 2026 by 1pm.

ⓘ 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: $4,289 · $357/mo
• Projected year-2 tax: $4,454 · $371/mo
• Expected delta: +$165/yr (+$14/mo · 3.8%)

ⓘ 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 ≥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: $29,056
• − Mortgage interest: −$16,799
• − Property taxes: −$4,289
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$8,724
• Taxable loss: −$6,905
• Est. tax savings @ 24.0%: +$1,657
• After-tax cash flow: $-50/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: Forest Hills Public Schools
• NCES district ID: 2614610
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 1.00%
• Median HH income: $95,067
• Composite: 63.23/100
• National rank: #632
• State rank: #11 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

+216.0% since first listed

15 events — show timeline

• 2026-06-18 Listed $299,900 SW Michigan MLS
• 2026-06-18 Listed $299,900 REALCOMP
• 2026-06-18 Listed $299,900 MiRealSource-MiMLS
• 2016-09-22 Sold (Public Records) $165,000 Public Records
• 2016-09-15 Sold (MLS) $165,000 SW Michigan MLS
• 2016-09-15 Sold (MLS) $165,000 REALCOMP
• 2016-07-21 Price Changed $164,900 SW Michigan MLS
• 2016-07-21 Pending — SW Michigan MLS
• 2016-07-19 Price Changed $159,900 SW Michigan MLS
• 2016-07-06 Listed $164,900 SW Michigan MLS
• 2016-07-05 Listed $164,900 REALCOMP
• 1996-06-24 Sold (MLS) $93,900 REALCOMP
• 1996-06-24 Sold (MLS) $93,900 SW Michigan MLS
• 1996-04-22 Listed $94,900 REALCOMP
• 1996-04-22 Listed $94,900 SW Michigan MLS

Property tax history

+5.1%/yr

Latest (2025): $4,289 · +2.4% YoY. Source: county tax records.