905 Village Ln · Georgetown, MI 49428

$159,900

2 bd · 1.0 ba · 776 sqft · Condo · 2 Days on market

Built 1974 Fair condition $312/mo HOA · 14% of rent

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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 +26.0/30.0
• 1% rule +9.4/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find a duplex unit with an outside unit and full basement priced at only $159,900. Condominium needs updating and is reflexed in price, Walking distance to stores, banks and restaurant. 55+ age community. Community workshop, garden area and shuffleboard. Show and sell!

Key facts

• Duplex unit
• Garden area
• Community workshop

Tags

• DUPLEX UNIT
• FULL BASEMENT
• COMMUNITY WORKSHOP
• GARDEN AREA

Property features AI

Finance

• HOA & community: Monthly association fee ($312) covering water, trash, snow removal, sewer, lawn/yard care, heat, and cable/satellite; Association allows pets

Exterior

• Parking: Detached parking; 1-car garage; Carport
• Utilities: Public water; Natural gas connected; Natural gas water heater; Cable connected
• Home design: Ranch-style condominium; Residential property
• Construction: Built in 1974; Aluminum siding
• Exterior features: Asphalt roof; Lot on a 0.0-acre parcel; Directions: Off Cottonwood to Village Ln

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling system present
• Interior features: Pantry; Replacement windows with window treatments; Full basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Jenison Public Schools (suburban): math 57% / reading 66% proficiency, ranked #36 of 540 in MI (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,237 units permitted in Ottawa County in 2024 (443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $159,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-462
• Equity at exit: $23,842

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $32,996
• Equity at exit: $13,825

Cash invested: $44,772 (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 49428

• Active inventory: 142
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$312
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $396

Break-even live

Break-even rent $1,794

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7202 Melody Ln Jenison, MI	3.0	1.0	1002	$2,295	$2.29	2d	1	0.73mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $159,900 Active 2 DOM
2. 2026-06-16
   remarks 278-char remark

   Show marketing remark (278 chars)

   Hard to find a duplex unit with an outside unit and full basement priced at only $159,900. Condominium needs updating and is reflexed in price, Walking distance to stores, banks and restaurant. 55+ age community. Community workshop, garden area and shuffleboard. Show and sell!

3. 2026-06-16
   listed $159,900 Active 1 DOM

   Show marketing remark (278 chars)

   Hard to find a duplex unit with an outside unit and full basement priced at only $159,900. Condominium needs updating and is reflexed in price, Walking distance to stores, banks and restaurant. 55+ age community. Community workshop, garden area and shuffleboard. Show and sell!

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,540
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$3,744
• − Depreciation: −$4,652
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $4,132/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 · 9 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathroom, and minor repairs to the siding. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor HVAC system — standard appliances, likely in need of cleaning

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would increase both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would increase both resale and rental value
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpeting — new flooring would improve the home's curb appeal and interior aesthetics
• Both repair siding — repairing the siding would improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
HVAC system · standard appliances, likely in need of cleaning	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would increase both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would increase both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpeting — new flooring would improve the home's curb appeal and interior aesthetics ↑
• Both repair siding — repairing the siding would improve the home's curb appeal and increase its 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: Jenison Public Schools
• NCES district ID: 2619830
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $58,030
• Composite: 53.06/100
• National rank: #1517
• State rank: #36 of 540 in MI

Livability — Georgetown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Jenison, MI
• Population (ZIP): 28,090

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Iranian 37% Romanian 8% Lithuanian 3%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -234.19%
• Current HPI: 264.7304
• Rent YoY: —
• Metro: —
• 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

• 2026-06-16 Listed $159,900 REALCOMP
• 2026-06-15 Listed $159,900 MiRealSource-MiMLS
• 2026-06-15 Listed $159,900 SW Michigan MLS