1260 Cramton Ave NE · Forest Hills, MI 49301

$409,000

3 bd · 2.0 ba · 1,647 sqft · SingleFamily · 4 Days on market

Built 1945 2.52 ac lot $248/sqft · 22% below area Est $522k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated home on 2.5 scenic acres in the highly sought-after Forest Hills Public Schools district blends charm and modern comfort. The bright layout features French doors opening to a welcoming living room filled with natural light, perfect for everyday living and entertaining. The updated kitchen offers a fresh, modern feel, complemented by convenient main-floor laundry, spacious bedrooms, and a private primary wing. Thoughtful updates throughout make this home truly move-in ready, with a newer roof (2018) adding peace of mind. Enjoy mornings on the inviting front porch and unwind on the back patio with plenty of room to grow, expand, or simply enjoy the outdoors. A stylish home in a fantastic location offering charm and opportunity. ALL OFFERS REVIEWED MONDAY, MAY 18TH AT 3PM.

Key facts

• Private primary wing
• 2.5 scenic acres
• Newer roof

Tags

• 2.5 SCENIC ACRES
• FRENCH DOORS
• UPDATED KITCHEN
• MAIN-FLOOR LAUNDRY
• PRIVATE PRIMARY WING
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Ranch style; Single-family residence; Residential property
• Construction: Built in 1945; Wood siding; Composition roof
• Exterior features: Wooded lot; Unimproved road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: Two full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Screens on windows; Basement is slab
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (33.1% below list).
• Recommended offer: $274k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.8% in Forest Hills — 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 76/100 on livability (#139 in MI, #3,404 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Forest Hills Public Schools (suburban): math 65% / reading 74% proficiency, ranked #11 of 540 in MI (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 121 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 $3k of loan paydown is wiped out by about $12k 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 23y 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $273,503 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 12.5

CMA / ARV

• ARV (median comp): $521,638
• List price: $409,000
• Delta: -21.59%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1260 Cramton Ave NE	0.00mi	3/2.0	1,647 (0%)	0mo	$446,000	$271	100

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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-100,604
• Equity at exit: $60,983

10-year hold

• IRR: -22.7%
• Equity multiple: -0.15×
• Total profit: $-131,909
• Equity at exit: $35,363

Cash invested: $114,520 (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 49301

• Home prices YoY: -30.8%
• Active inventory: 121
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$384 /mo · $4,606/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-538

Break-even live

Break-even rent $3,417

Max offer price $313,889

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-423	+0% $-538	+5% $-654	+10% $-770
Rent	-10% $-754	-5% $-646	+0% $-538	+5% $-430	+10% $-322
Rate	-1.0pp $-332	-0.5pp $-434	base $-538	+0.5pp $-644	+1.0pp $-752

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-14
   listed $409,000 Active 805-char remark

   Show marketing remark (805 chars)

   This beautifully updated home on 2.5 scenic acres in the highly sought-after Forest Hills Public Schools district blends charm and modern comfort. The bright layout features French doors opening to a welcoming living room filled with natural light, perfect for everyday living and entertaining. The updated kitchen offers a fresh, modern feel, complemented by convenient main-floor laundry, spacious bedrooms, and a private primary wing. Thoughtful updates throughout make this home truly move-in ready, with a newer roof (2018) adding peace of mind. Enjoy mornings on the inviting front porch and unwind on the back patio with plenty of room to grow, expand, or simply enjoy the outdoors. A stylish home in a fantastic location offering charm and opportunity. ALL OFFERS REVIEWED MONDAY, MAY 18TH AT 3PM.

2. 2026-05-14
   listed $409,000 Active 805-char remark

   Show marketing remark (805 chars)

   This beautifully updated home on 2.5 scenic acres in the highly sought-after Forest Hills Public Schools district blends charm and modern comfort. The bright layout features French doors opening to a welcoming living room filled with natural light, perfect for everyday living and entertaining. The updated kitchen offers a fresh, modern feel, complemented by convenient main-floor laundry, spacious bedrooms, and a private primary wing. Thoughtful updates throughout make this home truly move-in ready, with a newer roof (2018) adding peace of mind. Enjoy mornings on the inviting front porch and unwind on the back patio with plenty of room to grow, expand, or simply enjoy the outdoors. A stylish home in a fantastic location offering charm and opportunity. ALL OFFERS REVIEWED MONDAY, MAY 18TH AT 3PM.

3. 2026-05-14
   listed $409,000 Active

   Show marketing remark (805 chars)

   This beautifully updated home on 2.5 scenic acres in the highly sought-after Forest Hills Public Schools district blends charm and modern comfort. The bright layout features French doors opening to a welcoming living room filled with natural light, perfect for everyday living and entertaining. The updated kitchen offers a fresh, modern feel, complemented by convenient main-floor laundry, spacious bedrooms, and a private primary wing. Thoughtful updates throughout make this home truly move-in ready, with a newer roof (2018) adding peace of mind. Enjoy mornings on the inviting front porch and unwind on the back patio with plenty of room to grow, expand, or simply enjoy the outdoors. A stylish home in a fantastic location offering charm and opportunity. ALL OFFERS REVIEWED MONDAY, MAY 18TH AT 3PM.

4. 2017-10-18
   soldstatus $165,000
5. 2017-10-10
   soldstatus $160,000
6. 2017-10-10
   soldstatus $160,000 Sold
7. 2017-09-08
   status Pending
8. 2017-08-30
   listed $160,000 Active
9. 2017-08-30
   listed $160,000
10. 2003-08-15
    soldstatus $120,000
11. 2003-08-15
    soldstatus $120,000
12. 2003-05-07
    listed $128,900
13. 2003-05-07
    listed $128,900

ⓘ 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: $4,606 · $384/mo
• Projected year-2 tax: $5,452 · $454/mo
• Expected delta: +$846/yr (+$71/mo · 18.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,820
• − Mortgage interest: −$22,910
• − Property taxes: −$4,606
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − Depreciation: −$11,898
• Taxable loss: −$13,890
• Est. tax savings @ 24.0%: +$3,334
• After-tax cash flow: $-3,127/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: Forest Hills Public Schools
• NCES district ID: 2614610
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 1.00%
• Median HH income: $95,067
• Composite: 63.23/100
• National rank: #632
• State rank: #11 of 540 in MI

Livability — Forest Hills

• Score: 76/100
• State rank: #139
• US rank: #3404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hills, MI
• City population: 53,921
• Population (ZIP): 20,492

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Korean 1% Other Indo-European 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: ▼ -118.11%
• Current HPI: 264.8246
• 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

+246.0% since first listed

19 events — show timeline

• 2026-06-15 Sold (MLS) $446,000 SW Michigan MLS
• 2026-06-15 Sold (MLS) $446,000 MiRealSource-MiMLS
• 2026-06-15 Sold (MLS) $446,000 REALCOMP
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-14 Listed $409,000 SW Michigan MLS
• 2026-05-14 Listed $409,000 MiRealSource-MiMLS
• 2026-05-14 Listed $409,000 REALCOMP
• 2017-10-18 Sold (Public Records) $165,000 Public Records
• 2017-10-10 Sold (MLS) $160,000 SW Michigan MLS
• 2017-10-10 Sold (MLS) $160,000 REALCOMP
• 2017-09-08 Pending — SW Michigan MLS
• 2017-08-30 Listed $160,000 SW Michigan MLS
• 2017-08-30 Listed $160,000 REALCOMP
• 2003-08-15 Sold (MLS) $120,000 REALCOMP
• 2003-08-15 Sold (MLS) $120,000 SW Michigan MLS
• 2003-05-07 Listed $128,900 REALCOMP
• 2003-05-07 Listed $128,900 SW Michigan MLS

Property tax history

+8.0%/yr

Latest (2025): $4,606 · +4.4% YoY. Source: county tax records.