Loyol Properties

08/14/2025

🏢 West Michigan Multifamily Market Is Heating Up – Here’s the Proof 📈

Investors are locking in mid-6% cap rates, low vacancies, and steady rent growth in Grand Rapids, Holland, Kalamazoo, and Muskegon.

📊 Rents: $1,250–$1,550 (GRR leading the pack)
📉 Vacancy: 5.3%–6.7% — trending down into 2026
🚧 Pipeline: New construction down 55% YoY — supply tightening
💰 Recent Deal: 81-unit Grand Rapids portfolio sold @ $82k/door

The fundamentals are strong. If you’re looking for stable returns and a market with growth upside, now’s the time to move.

DM me for the One-Page Market Analysis PDF with rent & occupancy charts + recent comps.

Here’s a concise, investor-ready snapshot of what’s happening in West Michigan multifamily right now (Grand Rapids–Wyoming–Holland/Kalamazoo/Muskegon focus):

Demand & Occupancy

Occupancy has firmed: overall vacancy about 6.0% in Q2 2025; stabilized vacancy ~5.3%—an improvement from 2023’s highs.

West Michigan remains a competitive renter market: Grand Rapids ranked among the nation’s more competitive metros at the start of 2025 (RCI ≈ 85) and stayed a top Midwest contender into peak moving season.

Rents & Leasing

Asking rents are up modestly: in Q1 2025, West Michigan averaged ~$1,466/unit (+2.8% YoY). City of Grand Rapids list-level averages hover around $1,550–$1,600 depending on neighborhood mix.

High lease renewal rates nationally (≈ 63%) continue to limit turnover—felt locally given constrained new supply.

Supply & Pipeline

New deliveries have slowed: minimal Q2 2025 deliveries helped nudge occupancy up. Regionally, the pipeline shrank to ~1,185 units under construction in Q1 2025, down from ~2,634 a year earlier—supportive for rents/occupancy through 2025–26.

Pricing, Trades & Cap Rates

Velocity is selective but active: recent example—81-unit portfolio in the Grand Rapids MSA closed 7/29/2025 for $6.65M (~$82k/door).

Market commentary and NAR-based roll-ups put cap rates generally mid-6s to high-6s in West MI (metro/asset quality sensitive), with Grand Rapids often tighter than Kalamazoo.

Submarket Notes

Grand Rapids–Wyoming: Tightest fundamentals; rent leaders in core/downtown and near-east neighborhoods; absorption aided by limited new product relative to 2021–23.

Kalamazoo–Portage: Slightly higher vacancy than GRR but steady demand; NAR roll-ups show ~6.7% vacancy (Q3’24) and cap rates a touch higher than GRR—often translating to better entry yields.

Holland/Muskegon/Lakeshore: Smaller, project-driven deliveries; workforce-housing assets benefit from industrial employment base; select new workforce communities completed late-2024/2025.

What this means for owners & investors (2025–26)

NOI tailwind: Fewer deliveries + healthy renewals → gradual rent growth and stable/declining vacancy through 2026 barring macro shocks.

Cap rate spread: Expect cap rates to remain in the mid/high-6s near-term; GRR core trades tighter. Underwrite with conservative rent lifts (≈ 2–3% YoY) and modest concessions.

Buy box ideas:

Light-value-add 1985–2005 garden assets in Kent/Ottawa counties targeting $75–$110k/door depending on unit mix and loss-to-lease. (Benchmark the $82k/door July trade above.)

Workforce-oriented properties in Kalamazoo/Muskegon where initial yields price wider than GRR but demand is durable.

Quick comps & metrics

Vacancy (Q2 2025): ~6.0% overall; 5.3% stabilized.

Avg asking rent (Q1 2025, regional): ~$1,466, +2.8% YoY.

Pipeline (Q1 2025): ~1,185 units under construction (↓ ~55% YoY).

GRR competitiveness: national top-20 early-2025; top Midwest market in mid-2025 season snapshot.

Recent trade: 81 units @ ~$82k/door (Jul 29 2025).

06/15/2025

Muskegon, MI work in progress

05/18/2025

Our building and maintenance division.

01/02/2025

Goals Are Good, but Promises Are Powerful 💪
Your vision is your compass. Get crystal clear on your goals and watch them come to life.
Yourself: The Greatest Investment You’ll Ever Make
Imagine this: you can pour money into cars, homes, stocks, or even the next big business idea. But if you’re not prioritizing the most critical investment of all—YOU—breaking into the millionaire mindset and lifestyle will feel like an uphill battle. The truth is, success doesn’t start with your bank account. It starts with understanding you.
Take a moment to reflect: What fires you up? What makes your heart race with excitement? What are those hidden talents or passions that you’ve been too afraid to explore? When you unlock these answers, everything changes. In my workshops, I encourage everyone to start there. For many, real estate becomes the vehicle to amplify their potential—whether it’s by providing financial freedom or the time to chase what truly matters. But no matter the path, one thing is certain: investing in yourself is the foundation for every dream you’ll ever build.
Setting Yourself Up for Success
From Goals to Promises
Dreams don’t just happen. You need to create the right environment—physically, mentally, emotionally—for them to thrive. And here’s where most people go wrong: they set goals, but they don’t make promises.
Goals are nice, but promises? They carry weight. They’re powerful. When you make a promise to yourself and your loved ones, and you commit to it out loud, something shifts. You become accountable—not just to yourself but to the people who matter most.
Here’s what I want you to do:

Write down your financial promise—make it specific and bold.
Post it somewhere you’ll see it every day.
Commit to creating an environment that supports your success—cut out negativity, declutter your mind, and surround yourself with things that empower you.

5 Essential Steps to Propel Your Life and Wealth

Feed Your Mind for Greatness
What are you listening to during your commute or downtime? If it’s gossip, negativity, or the latest drama, it’s time for a change. Instead, immerse yourself in motivational talks, success stories, and lessons from those who’ve already achieved what you desire. Let their energy and wisdom fuel your journey.
Upgrade Your Circle
As Mark Twain once said, “Really great people make you feel that you, too, can become great.” Take a hard look at your inner circle. Are they lifting you up or dragging you down? Surround yourself with people who inspire, challenge, and support your growth.
See It to Achieve It
What does success look like to you? Not just in vague terms like "wealth" or "freedom"—I’m talking about specifics. The exact car, house, or lifestyle you dream about. Visualize it so clearly you can feel it. Create a vision board, write checks to yourself, and keep those images front and center.
Make Success a Habit
The little things you do every day either build your dream or tear it down. Identify what’s working—then double down on it. Eliminate habits or routines that hold you back. Success isn’t a single act; it’s a collection of consistent, intentional actions.
Get Comfortable Being Uncomfortable
If you’re staying in your comfort zone, you’re staying small. Take the leap, embrace risks, and trust the process. Private money and real estate can seem daunting at first, but they hold extraordinary rewards for those bold enough to take the plunge.

Remember T. Harv Eker’s words: “Rich people see opportunities. Poor people see obstacles. Rich people focus on the rewards. Poor people focus on the risks.” Which camp are you choosing?
You hold the keys to your future. You’re either your greatest weapon or your biggest barrier—it’s up to you. When you commit to investing in yourself, the possibilities are limitless. You’re not just learning skills; you’re building the mindset and tools to win the game of wealth, happiness, and freedom.
Now, let’s make it happen.

01/02/2025

📊 Real Talk: 87% of New Real Estate Investors Never Close Their First Deal

Why? Because they're trying to figure it out alone.

At REI Success Coach, we've developed a bulletproof system that takes the guesswork out of real estate investing:
• Market analysis tools that identify hidden gems
• Proven strategies to secure funding (even with no money down)
• Step-by-step deal analysis framework
• Direct access to our network of successful investors

Stop learning through trial and error. Start learning from experience.

12/30/2024

Where are you looking at for 2025?

NAIOP Market Monitor 2024 Dashboard

12/30/2024

Research!

The NAIOP Market Monitor provides insights into shifting market conditions and capital flows across the United States. The report’s findings can help investors and developers identify regional trends and markets that align with their risk and return objectives or warrant further examination. The 2...

12/30/2024

Interesting perspective......

"I know what 70% of my week is going to be. The other 30% is a complete wild card," says an investor who manages more than 100 units.

12/30/2024

Will be keeping an eye out....

With 2025 just around the corner, everyone is ramping up for the end-of-the-year preparations, but if you are in the market to buy a new house, what will next year have in store for your budget? The...

12/20/2024

ResiClub recently teamed up once again with LendingOne, one of the fastest-growing private real estate lenders in the country, to do a Q4 survey of single-family rental investors.

Investors who own at least one single-family investment property were eligible to respond to the LendingOne-ResiClub SFR Investor Survey, fielded between November 14 and November 26. In total, 202 single-family investors/landlords completed the Q4 survey.

Here are some of the top findings:

84% of single-family landlords expect to raise their rents in 2025, including 40% who expect the increase to exceed 4%.
76% of single-family investors say they are either “very likely” (55%) or “somewhat likely” (21%) to buy at least one investment property in 2025. Last quarter, just 60% of single-family investors said they were “very likely” (38%) or “somewhat likely” (22%) to buy at least one investment property in the following 12 months.
33% of single-family investors say they are either “very likely” (18%) or “somewhat likely” (15%) to sell at least one of their investment properties in 2025.
48% of single-family investors say rising home insurance premiums either “significantly impacted” (18%) or “moderately impacted” (30%) their cash flow in 2024. That figure was the highest in the Southwest (60%) and Southeast (53%).
83% of single-family investors describe rental demand in their primary investment market in 2024 as “very strong” (37%) or “somewhat strong” (46%).
87% of single-family investors predict rental demand in their primary investment market in 2025 will be “very strong” (31%) or “somewhat strong” (56%).
76% of single-family investors expect positive home price appreciation in their primary investment market in 2025, including 33% who anticipate appreciation exceeding 4%.
40% of single-family investors expect the average 30-year fixed-mortgage rate to end 2025 below 6%, while 60% expect mortgage rates to remain over 6%.
37% of single-family investors say their biggest increased expense in 2024 was home insurance. Among single-family investors in the Southeast it was 46%.
Big picture: The 2025 outlook for single-family investors is marked by cautious optimism about rental demand, rent growth, and price appreciation, but it’s tempered by concerns over rising costs and interest rates.

“We have found that clients have resumed making decisions after the election and focused on their acquisition strategies for 2025,” says LendingOne CEO Matthew Neisser. “They are more likely to add to their portfolio compared to last year primarily because they are bullish on rental demand, driven by a continued lack of [single-family] rental inventory. As the housing market steadies and for-sale inventory returns to normal levels, we expect more favorable buying opportunities to emerge in some markets. At the same time, investors should temper expectations for outsized rent increases like 2021-22 and focus on sustainable, data-driven investment strategies to maximize long-term returns.”

“The survey results highlight both the resilience and adaptability of single-family investors as they look ahead to 2025,” says Neisser. “Strong rental demand and mild expectations for rent growth underscore the opportunities in this space, but rising costs—especially insurance—and a divided outlook on mortgage rates remind us that careful planning will be key.”

https://www.fastcompany.com/91248089/housing-market-landlords-raising-rents-2025

09/04/2024

Interesting read, good insight on investor trends.

Returns on small-dollar deals decelerate, CoStar data shows