Zillow’s current city record puts the typical home value at $375,914 and the typical observed market rent at $1,792 per month, producing a 5.7% gross yield before operating costs. Against city ACS median household income, the Zillow value-to-income measure is 5.0x and annualized market rent-to-income is 28.3%. These are affordability screens that combine Zillow and ACS inputs, not a payment budget or a net-return estimate.
Holland’s stock is 70.6% single-family, while 32.2% of occupied units are renter occupied. ACS reports a $252,200 median home value and $1,193 median gross rent for surveyed occupied housing; gross rent includes contract rent plus selected utilities. Zillow instead measures a typical city home value and a typical observed market rent, so the ACS and Zillow measures are neither interchangeable nor suitable for averaging.
Within the city’s predominantly single-family structure mix, 49.8% of renter households report a gross-rent burden of 30% or more. Citywide vacancy is 7.3%; 213 vacant units are for rent and 256 are seasonal. These ACS vacancy reasons and housing-stock shares cannot identify investable inventory or show whether a particular rental will lease quickly. Population is 34,423 versus 33,402 across overlapping ACS five-year vintages, a 3.1% change that must not be annualized and may reflect boundary changes. Median household income is $75,865, poverty is 10.3%, and unemployment is 2.5%; these are descriptive demand constraints, not causal evidence.
The Allegan County record shows a county Zillow gross yield of 6.0% before costs; the Ottawa County record separately shows a county Zillow gross yield of 5.4% before costs. In the broader Grand Rapids, MI metro, jobs changed -0.3% and supply was 1.4 months; these metro measures do not establish city conditions. The national mortgage rate was 6.7%, a national financing benchmark rather than a Holland borrowing quote.
Main limitations are that city medians conceal property condition, bedroom count, unit count, tenure, lease terms, location and operating costs; county, metro and national context does not fill those gaps. Before underwriting, verify the parcel’s county, zoning and legal use; inspect condition and deferred maintenance; obtain the rent roll, lease expirations, utility responsibility, taxes, insurance and hazard disclosures; and model financing, repairs, management, vacancy and turnover from property documents and independently sourced current quotes.