6044 Belmont Ave NE · Northview, MI 49306

$335,000

4 bd · 2.0 ba · 2,171 sqft · SingleFamily · 2 Days on market

Built 1955 0.30 ac lot Est $449k · 25% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shopnÿè, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

Key facts

• 0.3 acre lot
• Built 1955
• Listed 2 days

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Natural gas water heater; High-speed internet available
• Home design: Ranch-style single family home; Built in 1955
• Construction: Brick construction
• Exterior features: Sidewalk; Shed(s); Pole barn; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: Eat-in kitchen; Pantry; Fireplace; Window treatments; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/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 $325k (3.0% below list).
• Recommended offer: $325k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.2% in Northview — 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 79/100 on livability (#89 in MI, #2,011 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Rockford Public Schools (suburban): math 59% / reading 64% proficiency, ranked #28 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $325,000 (3.0% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $449,397
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6044 Belmont Ave NE	0.00mi	4/2.0	2,171 (0%)	1mo	$340,000	$157	99
2155 Aaronsway Ct NE	0.33mi	4/2.0	1,968 (-9%)	3mo	$415,000	$211	66
2129 Drew St NE	0.46mi	3/3.0 (-1)	2,180 (+0%)	3mo	$495,000	$227	66
6150 Rogue River Meadows Dr NE	0.36mi	4/2.0	2,008 (-8%)	6mo	$380,500	$189	65
2309 Aaronsway Dr NE	0.43mi	4/3.5	2,194 (+1%)	9mo	$460,000	$210	65
5728 Ethelwin Ave NE	0.56mi	3/2.0 (-1)	2,221 (+2%)	0mo	$399,900	$180	65
2151 Rogue River Rd NE	0.32mi	3/2.0 (-1)	2,006 (-8%)	3mo	$350,700	$175	65
6026 Belmont Ave NE	0.02mi	3/1.5 (-1)	1,848 (-15%)	8mo	$345,500	$187	61
5911 Verta Dr NE	0.50mi	4/3.0	2,004 (-8%)	1mo	$415,000	$207	59
2179 Drew Dr NE	0.42mi	4/3.5	2,350 (+8%)	4mo	$549,000	$234	57
5720 Belmont Ave NE	0.41mi	4/2.5	1,964 (-10%)	11mo	$405,000	$206	54
2142 Belmont Farms Cir	0.44mi	3/2.5 (-1)	1,964 (-10%)	7mo	$492,000	$251	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-20,666
• Equity at exit: $49,950

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $24,956
• Equity at exit: $28,965

Cash invested: $93,800 (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 49306

• Active inventory: 65
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $530

Break-even live

Break-even rent $2,579

Max offer price $335,000

Occupancy floor 79%

Sensitivity live

Price	-10% $719	-5% $625	+0% $530	+5% $435	+10% $340
Rent	-10% $273	-5% $401	+0% $530	+5% $658	+10% $786
Rate	-1.0pp $698	-0.5pp $615	base $530	+0.5pp $443	+1.0pp $355

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5071 Wabash Ct NE Grand Rapids, MI	4.0	2.0	2418	$3,250	$1.34	3d	1	1.25mi

Listing history 14 events

1. 2026-05-10
   status Pending 1003-char remark

   Show marketing remark (991 chars)

   Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shop; ;, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

2. 2026-05-10
   status Pending 991-char remark

   Show marketing remark (991 chars)

   Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shop; ;, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

3. 2026-05-10
   status Pending

   Show marketing remark (991 chars)

   Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shop; ;, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

4. 2026-05-08
   listed $335,000 Active 1003-char remark

   Show marketing remark (991 chars)

   Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shop; ;, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

5. 2026-05-08
   listed $335,000 Active 991-char remark

   Show marketing remark (991 chars)

   Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shop; ;, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

6. 2026-05-08
   listed $335,000 Active

   Show marketing remark (991 chars)

   Hard to find all-brick ranch in Rockford Schools. Take the sidewalk just a few blocks to the White Pine Trail! Large fenced-in yard with a 2-tiered deck, 10 x 10 shed and a 12 x 20 outbuilding with power. Updated, well kept and cared for. The windows have been updated over time. Original hardwood floors are under the carpet on the main floor hall and 3 bedrooms. There's an unused fireplace in the lower 4th bedroom that has been covered, painted over and unused. Great location just West of Rogue River Rd within walking distance to the Post Office, Ice Cream shop; ;, YMCA, Belmont Elementary and Assumption Church. The lower level original ''side load'' garage has been converted into a cozy recreation room adding even more living space along with the 4th bedroom, plus an office/den and 2nd full bath. The main floor has the kitchen with pantry, dining area with built in china cabinet, living room, 3 bedrooms and full bath. There's plenty of room should buyer like to addd a garage!

7. 2014-09-25
   historical
8. 2014-09-16
   historical
9. 2008-11-29
   historical
10. 2008-05-29
    listed $139,900
11. 2008-05-29
    listed $139,900
12. 1998-06-07
    historical
13. 1997-11-07
    listed $99,900
14. 1997-11-07
    listed $99,900

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $3,428 · $286/mo
• Expected delta: +$1,731/yr (+$144/mo · 102.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,000
• − Mortgage interest: −$18,765
• − Property taxes: −$1,697
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − Depreciation: −$9,745
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $6,146/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: Rockford Public Schools
• NCES district ID: 2630030
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $79,800
• Composite: 55.16/100
• National rank: #1276
• State rank: #28 of 540 in MI

Livability — Northview

• Score: 79/100
• State rank: #89
• US rank: #2011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,806

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Iranian 12% Romanian 12% Lithuanian 5%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -146.39%
• Current HPI: 246.3054
• 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

+235.3% since first listed

14 events — show timeline

• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — SW Michigan MLS
• 2026-05-08 Listed $335,000 SW Michigan MLS
• 2026-05-08 Listed $335,000 MiRealSource-MiMLS
• 2026-05-08 Listed $335,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2008-11-29 Listing Removed — REALCOMP
• 2008-05-29 Listed $139,900 REALCOMP
• 2008-05-29 Listed $139,900 SW Michigan MLS
• 1998-06-07 Listing Removed — REALCOMP
• 1997-11-07 Listed $99,900 REALCOMP
• 1997-11-07 Listed $99,900 SW Michigan MLS

Property tax history

-1.1%/yr

Latest (2025): $1,697 · -34.0% YoY. Source: county tax records.