15827 Algoma Ave NE · Cedar Springs, MI 49319

$159,900

2 bd · 1.0 ba · 910 sqft · SingleFamily · 4 Days on market

Built 1985 3.05 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 3 partially wooded acres, this charming 2 bedroom, 1 bath home offers a peaceful country setting with plenty of space to enjoy the outdoors. The property features an extra large carport perfect for lots of covered parking (tall enough for an RV) and storage, along with two additional sheds providing extra room for tools, equipment, or hobbies. Surrounded by mature trees and natural scenery, this property offers privacy while still being conveniently located for everyday living. Features all appliances, natural gas, central air, screened-in porch. .. whether you're looking for a full time residence, weekend getaway or investment opportunity, this home has plenty of potential and room to make it your own.

Key facts

• Extra large carport
• Screened-in porch
• Two additional sheds

Tags

• PARTIALLY WOODED ACRES
• EXTRA LARGE CARPORT
• TWO ADDITIONAL SHEDS
• MATURE TREES
• SCREENED-IN PORCH

Property features AI

Exterior

• Parking: Carport (no attached garage)
• Utilities: Well water; Natural gas connected (natural gas water heater); Cable connected; High-speed internet available
• Home design: Ranch-style residential home; Built in 1985
• Construction: Aluminum siding; Aluminum roof; Crawl space foundation
• Exterior features: Wooded lot; Paved road access; Shed(s) on property

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom (main level); Second bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Pantry; Replacement windows with window treatments; Ramped entrance and grab bar in main floor bathroom
• Laundry & utility: Washer; Dryer; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (7.1% below list).
• Recommended offer: $149k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.6% in Cedar Springs — 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 (#180 in MI, #4,617 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F, employment D-.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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.

Recommended offer $148,608 (7.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 9.0

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-12,943
• Equity at exit: $23,842

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,259
• 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 49319

• Home prices YoY: -31.2%
• Active inventory: 115
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $205

Break-even live

Break-even rent $1,227

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $295	-5% $250	+0% $205	+5% $159	+10% $114
Rent	-10% $87	-5% $146	+0% $205	+5% $263	+10% $322
Rate	-1.0pp $285	-0.5pp $245	base $205	+0.5pp $163	+1.0pp $121

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: —

Listing history 11 events

1. 2026-05-21
   listed $159,900 Active

   Show marketing remark (723 chars)

   Nestled on 3 partially wooded acres, this charming 2 bedroom, 1 bath home offers a peaceful country setting with plenty of space to enjoy the outdoors. The property features an extra large carport perfect for lots of covered parking (tall enough for an RV) and storage, along with two additional sheds providing extra room for tools, equipment, or hobbies. Surrounded by mature trees and natural scenery, this property offers privacy while still being conveniently located for everyday living. Features all appliances, natural gas, central air, screened-in porch. .. whether you're looking for a full time residence, weekend getaway or investment opportunity, this home has plenty of potential and room to make it your own.

2. 2026-05-21
   listed $159,900 Active 723-char remark

   Show marketing remark (723 chars)

   Nestled on 3 partially wooded acres, this charming 2 bedroom, 1 bath home offers a peaceful country setting with plenty of space to enjoy the outdoors. The property features an extra large carport perfect for lots of covered parking (tall enough for an RV) and storage, along with two additional sheds providing extra room for tools, equipment, or hobbies. Surrounded by mature trees and natural scenery, this property offers privacy while still being conveniently located for everyday living. Features all appliances, natural gas, central air, screened-in porch. .. whether you're looking for a full time residence, weekend getaway or investment opportunity, this home has plenty of potential and room to make it your own.

3. 2026-05-21
   listed $159,900 Active 723-char remark

   Show marketing remark (723 chars)

   Nestled on 3 partially wooded acres, this charming 2 bedroom, 1 bath home offers a peaceful country setting with plenty of space to enjoy the outdoors. The property features an extra large carport perfect for lots of covered parking (tall enough for an RV) and storage, along with two additional sheds providing extra room for tools, equipment, or hobbies. Surrounded by mature trees and natural scenery, this property offers privacy while still being conveniently located for everyday living. Features all appliances, natural gas, central air, screened-in porch. .. whether you're looking for a full time residence, weekend getaway or investment opportunity, this home has plenty of potential and room to make it your own.

4. 2014-09-16
   historical
5. 2014-09-16
   historical
6. 2010-04-15
   historical
7. 2010-02-03
   listed $49,900
8. 2010-02-03
   listed $49,900
9. 2006-11-07
   historical
10. 2006-05-07
    listed $74,900
11. 2006-05-07
    listed $74,900

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$846/yr (+$70/mo · 109.6%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,833
• − Mortgage interest: −$8,957
• − Property taxes: −$771
• − Insurance: −$800
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,652
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,503/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: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Cedar Springs

• Score: 74/100
• State rank: #180
• US rank: #4617

Category grades

Amenities D Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,725

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Iranian 14% Romanian 9% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -124.04%
• Current HPI: 273.4453
• 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

+113.5% since first listed

11 events — show timeline

• 2026-05-21 Listed $159,900 REALCOMP
• 2026-05-21 Listed $159,900 MiRealSource-MiMLS
• 2026-05-21 Listed $159,900 SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2010-04-15 Listing Removed — REALCOMP
• 2010-02-03 Listed $49,900 REALCOMP
• 2010-02-03 Listed $49,900 SW Michigan MLS
• 2006-11-07 Listing Removed — REALCOMP
• 2006-05-07 Listed $74,900 REALCOMP
• 2006-05-07 Listed $74,900 SW Michigan MLS

Property tax history

+1.2%/yr

Latest (2025): $771 · -9.3% YoY. Source: county tax records.