311 S Bridge St · Belding, MI 48809

$229,900

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 1 Days on market

Built 1900 4,792 sqft lot Est $258k · 11% 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 +18.1/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome home! This well cared for 3 bed 2 bath home in Belding schools is ready for you to call home. Two living rooms and a large bedroom on the main floor. Full bath, remodeled kitchen and laundry room lead you too a backyard oasis. With a covered pad and gazebo, the backyard is perfect for entertaining or a quiet evening retreat. Extra deep one stall garage for storage and hobbies. Upstairs features 2 more bedrooms and another full bath. Offers due on Wednesday June 24th at 6pm.

Key facts

• Gazebo
• Remodeled kitchen
• Covered porch area

Tags

• REMODELED KITCHEN
• LARGE LIVING SPACES
• GAZEBO
• COVERED PORCH AREA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas connected
• Home design: Traditional single-family residence; Residential property; Built in 1900
• Construction: Vinyl siding; Composition roof
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Cooling present
• Interior features: 7 total rooms; Michigan-style basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $230k (0.2% below list).
• Recommended offer: $230k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.5% in Belding — 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 (#169 in MI, #4,436 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Belding Area School District (town): math 23% / reading 31% proficiency, ranked #398 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 21y 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.
• Current owner paid $178k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,500 (0.2% below list)

Questions for the listing agent

1. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $258,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Alderman St	0.09mi	3/2.0	1,810 (+7%)	3mo	$220,000	$122	81
917 S Bridge St	0.39mi	4/2.0 (+1)	1,768 (+5%)	3mo	$223,000	$126	66
121 W Ann St	0.24mi	4/2.0 (+1)	1,558 (-8%)	7mo	$255,000	$164	65
616 S Broas St	0.25mi	4/2.0 (+1)	1,512 (-10%)	1mo	$255,000	$169	65
421 Lewis St	0.52mi	4/2.0 (+1)	1,738 (+3%)	3mo	$212,000	$122	63
509 W Congress St	0.28mi	3/2.0	1,499 (-11%)	7mo	$230,000	$153	63
425 Woodland Ave	0.56mi	4/2.0 (+1)	1,651 (-2%)	6mo	$210,000	$127	60
516 S Front St	0.25mi	4/3.5 (+1)	1,869 (+11%)	2mo	$235,000	$126	58
710 James St	0.29mi	3/1.0	1,899 (+12%)	7mo	$157,000	$83	56
114 Vincent St	0.69mi	4/2.0 (+1)	1,634 (-3%)	5mo	$250,000	$153	54
377 White Pine Ct	0.73mi	3/2.0	1,555 (-8%)	1mo	$269,900	$174	52
714 W State St	0.60mi	3/2.0	1,914 (+13%)	4mo	$312,000	$163	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $138,096
• Equity at exit: $207,112

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $396,671
• Equity at exit: $446,645

Cash invested: $64,372 (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 48809

• Home prices YoY: 3.3%
• Active inventory: 72
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$310 /mo · $3,721/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $202

Break-even live

Break-even rent $2,040

Max offer price $229,900

Occupancy floor 86%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 White Pine Ct Belding, MI	4.0	2.5	1750	$2,295	$1.31	10d	1	0.73mi

Listing history 2 events

1. 2026-06-17
   remarks 487-char remark
2. 2026-06-17
   listed $229,900 Active 1 DOM

ⓘ 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: $3,721 · $310/mo
• Projected year-2 tax: $3,721 · $310/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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: $27,540
• − Mortgage interest: −$12,878
• − Property taxes: −$3,721
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,688
• Taxable loss: −$1,303
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $2,731/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: Belding Area School District
• NCES district ID: 2604530
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $46,310
• Composite: 23.33/100
• National rank: #7915
• State rank: #398 of 540 in MI

Livability — Belding

• Score: 74/100
• State rank: #169
• US rank: #4436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belding, MI
• Population (ZIP): 11,292

Population outlook (Ionia County) Hauer SSP2

• Today (2025): 63,958 people
• By 2030: 63,321 · -1.0%
• By 2040: 61,544 · -3.8%
• By 2050: 58,682 · -8.2%
• By 2075: 48,909 · -23.5%
• By 2100: 35,867 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Ionia

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -26.0pp toward R · 2008: -5.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+30.3 2016: R+31.0 2012: R+12.8 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.30%
• Current HPI: 412.5108
• 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

+187.7% since first listed

36 events — show timeline

• 2026-06-10 Listed $229,900 REALCOMP
• 2026-06-10 Listed $229,900 MiRealSource-MiMLS
• 2026-06-10 Listed $229,900 SW Michigan MLS
• 2021-07-06 Sold (Public Records) $178,000 Public Records
• 2021-06-25 Sold (MLS) $178,000 SW Michigan MLS
• 2021-06-25 Sold (MLS) $178,000 REALCOMP
• 2021-05-26 Pending — REALCOMP
• 2021-05-26 Pending — SW Michigan MLS
• 2021-05-21 Listed $180,000 MiRealSource-MiMLS
• 2021-05-21 Listed $180,000 SW Michigan MLS
• 2021-05-21 Listed $180,000 REALCOMP
• 2019-11-22 Sold (Public Records) $150,000 Public Records
• 2019-11-13 Sold (MLS) $150,000 SW Michigan MLS
• 2019-11-13 Sold (MLS) $150,000 REALCOMP
• 2019-10-08 Pending — SW Michigan MLS
• 2019-09-10 Price Changed $147,900 SW Michigan MLS
• 2019-08-30 Relisted — SW Michigan MLS
• 2019-08-23 Pending — SW Michigan MLS
• 2019-08-14 Listed $147,900 MiRealSource-MiMLS
• 2019-08-14 Listed $147,900 REALCOMP
• 2019-08-14 Listed $149,900 SW Michigan MLS
• 2019-08-14 Listed $147,900 REALCOMP
• 2016-08-31 Sold (Public Records) $122,500 Public Records
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2011-04-28 Sold (MLS) $17,500 REALCOMP
• 2011-04-28 Sold (MLS) $17,500 SW Michigan MLS
• 2010-12-18 Listed $22,800 REALCOMP
• 2010-12-18 Listed $22,800 SW Michigan MLS
• 2010-10-25 Listing Removed — REALCOMP
• 2010-08-13 Listed $32,000 REALCOMP
• 2010-08-13 Listed $32,000 SW Michigan MLS
• 2005-10-15 Sold (MLS) $89,000 REALCOMP
• 2005-10-15 Sold (MLS) $89,000 SW Michigan MLS
• 2005-10-07 Sold (Public Records) $89,000 Public Records
• 2005-05-20 Listed $79,900 REALCOMP
• 2005-05-20 Listed $79,900 SW Michigan MLS

Property tax history

+12.4%/yr

Latest (2025): $3,721 · +2.7% YoY. Source: county tax records.