I have seen Zestimate values at 10% of asking price (Z 650k Asking price 6 million), and I have to put a lot more weight on the person/realtor that has gone through the property, seen property condition/upgrades, and done comps vs extrapolating from sales in a radius.

if the roof doesn't leak, is well sealed laying well and you're replacing due to hail damage, a roof over may work just fine for a long time, and generally on higher pitched roofs, wouldn't do it on 3/12 or less.If you do a roof over, inspect the collar ties (cross tie between rafters at the upper 1/3 of the rafter just below the ridge) and ceiling joists properly tied into top plates, as there will be more weight to bear. 

That city is starting to change very rapidly. 

@Chris Clothier thank you for the rapid response, and for the useful information.

Account Closed brings up a good point, if he only cares about a few of the factors he may want to see a weighted average based on only a few of his desired factors.

If you're looking for someone in the Grand Rapids area, give me a holler.

Now I am looking to invest in a rental property and grow my portfolio rapidly in the next 5 years to retire from full time work.

Hi BP,I've heard some great things about the Grand Rapids market.

DUNS has a Credit Builder product where they will do much of this data entry for you and advise you on what you need to do to RAPIDLY build your business credit as quick as possible. 

What would you say the areas outside both cities that are increasing rapidly in value are?