217 Maple Ave · Alma, MI 48801

$159,900

4 bd · 1.0 ba · 1,600 sqft · SingleFamily · 40 Days on market

Built 1957 0.25 ac lot Est $163k · at est.

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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).

• Cash flow +15.0/30.0
• ARV discount +8.4/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

Key facts

• 0.25 acre lot
• Garage
• Built 1957

Property features AI

Finance

• Other: Lot approximately 0.25 acre (66 x 165); Subdivision: WILLIAM CASE ADD

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Two levels; Ground-level entry; Vinyl siding; Approximately 1,600 square feet above grade
• Construction: Vinyl siding construction; Asphalt roof; Has home warranty
• Exterior features: Patio; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Dishwasher; Free-standing gas range; Free-standing refrigerator; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $146k (8.6% below list).
• Recommended offer: $146k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% in Alma — 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 69/100 on livability (#345 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Alma Public Schools (town): math 28% / reading 44% proficiency, ranked #288 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Luce Road Elementary School (304 students, 72% FRL); Donald L Pavlik Middle School (math 27% / reading 45%, grade F, #269 of 493 statewide, top 56%, 449 students, 69% FRL); Alma Senior High School (math 27% / reading 62%, grade F, #214 of 713 statewide, top 36%, 558 students, 59% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 89 active listings in the ZIP; 47 units permitted in Gratiot County in 2024 (0 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.
• Gratiot County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,157 (8.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $163,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Maple Ave	0.00mi	4/1.0	1,600 (0%)	0mo	$163,543	$102	100
898 Riverview	0.27mi	4/2.0	1,728 (+8%)	1mo	$260,500	$151	70
404 W Center St	0.18mi	3/1.5 (-1)	1,440 (-10%)	2mo	$155,000	$108	66
418 Woodworth Ave	0.55mi	3/1.0 (-1)	1,600 (0%)	4mo	$115,000	$72	66
235 Riverside Dr	0.40mi	3/1.0 (-1)	1,627 (+2%)	9mo	$160,000	$98	66
1154 Woodmere St Lot : 4	0.55mi	3/1.5 (-1)	1,570 (-2%)	2mo	$279,000	$178	63
127 Allen Ave	0.61mi	4/2.0	1,573 (-2%)	6mo	$75,000	$48	60
224 Rockingham Ave	0.68mi	3/1.0 (-1)	1,560 (-2%)	6mo	$140,000	$90	54
127 S State St	0.48mi	3/1.0 (-1)	1,470 (-8%)	6mo	$147,000	$100	54
716 Woodworth Ave	0.70mi	4/2.0	1,617 (+1%)	10mo	$195,000	$121	54
131 Moyer Ave	0.55mi	3/1.0 (-1)	1,444 (-10%)	2mo	$122,000	$84	51
207 W End St	0.62mi	4/1.5	1,836 (+15%)	3mo	$190,000	$103	42

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,729
• Equity at exit: $23,842

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,634
• 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 48801

• Home prices YoY: -32.0%
• Active inventory: 89
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $50

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $160	-5% $105	+0% $50	+5% $-6	+10% $-61
Rent	-10% $-66	-5% $-8	+0% $50	+5% $107	+10% $165
Rate	-1.0pp $130	-0.5pp $90	base $50	+0.5pp $8	+1.0pp $-34

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 14 events

1. 2026-05-18
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

2. 2026-05-18
   status Pending

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

3. 2026-05-07
   historical Active Under Contract
4. 2026-05-07
   status Active
5. 2026-04-14
   historical Accepting Backup Offers 782-char remark

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

6. 2026-04-14
   historical Active Under Contract

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

7. 2026-04-09
   listed $159,900 Active 782-char remark

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

8. 2026-04-09
   listed $159,900 Active

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

9. 2026-04-08
   historical $159,900 782-char remark

   Show marketing remark (782 chars)

   Welcome to this spacious 4-bedroom home located in the heart of Alma, just minutes from Alma College, downtown shopping, and the scenic Fred Meijer trail. This home offers plenty of room to spread out with a large living area and flexible layout perfect for families, first-time buyers, or investors. Recent updates include a renovated bathroom and well-maintained mechanicals, giving peace of mind to the next owner. The kitchen provides ample space for cooking and gathering, while the generous backyard is ideal for entertaining, pets, or relaxing evenings outdoors. A detached garage offers additional storage and convenience. With its great location, functional layout, and strong value, this home is a fantastic opportunity you won't want to miss. Schedule your showing today!

10. 2022-09-09
    soldstatus $135,000 681-char remark

    Show marketing remark (681 chars)

    LOOK NO FURTHER THAN THIS FOR YOUR NEXT HOME!! This PRE-INSPECTED home has an accessible inspection report with a list of repairs to go along with it, so as a buyer you can feel confident in the quality of workmanship and care that went into this home. Located just steps away from Alma College and downtown shopping, this home offers a great neighborhood and is close to the Fred Meijer biking and running trails. You will find plenty of space to sprawl out with the spacious living room and four bedrooms! The bathroom was recently renovated back in 2020. The detached garage boasts plenty of space for additional storage and the back yard would be great for entertaining guests.

11. 2022-09-09
    soldstatus $135,000

    Show marketing remark (681 chars)

    LOOK NO FURTHER THAN THIS FOR YOUR NEXT HOME!! This PRE-INSPECTED home has an accessible inspection report with a list of repairs to go along with it, so as a buyer you can feel confident in the quality of workmanship and care that went into this home. Located just steps away from Alma College and downtown shopping, this home offers a great neighborhood and is close to the Fred Meijer biking and running trails. You will find plenty of space to sprawl out with the spacious living room and four bedrooms! The bathroom was recently renovated back in 2020. The detached garage boasts plenty of space for additional storage and the back yard would be great for entertaining guests.

12. 2022-09-09
    soldstatus $135,000

    Show marketing remark (681 chars)

    LOOK NO FURTHER THAN THIS FOR YOUR NEXT HOME!! This PRE-INSPECTED home has an accessible inspection report with a list of repairs to go along with it, so as a buyer you can feel confident in the quality of workmanship and care that went into this home. Located just steps away from Alma College and downtown shopping, this home offers a great neighborhood and is close to the Fred Meijer biking and running trails. You will find plenty of space to sprawl out with the spacious living room and four bedrooms! The bathroom was recently renovated back in 2020. The detached garage boasts plenty of space for additional storage and the back yard would be great for entertaining guests.

13. 2022-07-15
    listed $135,000 681-char remark

    Show marketing remark (681 chars)

    LOOK NO FURTHER THAN THIS FOR YOUR NEXT HOME!! This PRE-INSPECTED home has an accessible inspection report with a list of repairs to go along with it, so as a buyer you can feel confident in the quality of workmanship and care that went into this home. Located just steps away from Alma College and downtown shopping, this home offers a great neighborhood and is close to the Fred Meijer biking and running trails. You will find plenty of space to sprawl out with the spacious living room and four bedrooms! The bathroom was recently renovated back in 2020. The detached garage boasts plenty of space for additional storage and the back yard would be great for entertaining guests.

14. 2022-07-15
    listed $135,000

    Show marketing remark (681 chars)

    LOOK NO FURTHER THAN THIS FOR YOUR NEXT HOME!! This PRE-INSPECTED home has an accessible inspection report with a list of repairs to go along with it, so as a buyer you can feel confident in the quality of workmanship and care that went into this home. Located just steps away from Alma College and downtown shopping, this home offers a great neighborhood and is close to the Fred Meijer biking and running trails. You will find plenty of space to sprawl out with the spacious living room and four bedrooms! The bathroom was recently renovated back in 2020. The detached garage boasts plenty of space for additional storage and the back yard would be great for entertaining guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,539
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,652
• Taxable loss: −$2,074
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,093/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: Alma Public Schools
• NCES district ID: 2602640
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $36,651
• Composite: 29.84/100
• National rank: #6415
• State rank: #288 of 540 in MI

Livability — Alma

• Score: 69/100
• State rank: #345
• US rank: #8809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, MI
• City population: 13,433
• Population (ZIP): 13,433

Population outlook (Gratiot County) Hauer SSP2

• Today (2025): 39,991 people
• By 2030: 38,944 · -2.6%
• By 2040: 36,694 · -8.2%
• By 2050: 34,314 · -14.2%
• By 2075: 27,693 · -30.8%
• By 2100: 20,809 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Gratiot

• 2024 margin: Solid R (+31.3) · D 33.7% · R 65.0% · Other 1.4%
• 2008→2024 swing: -35.7pp toward R · 2008: 4.4pp · 2024: -31.3pp
• All cycles: 2024: R+31.3 2020: R+28.3 2016: R+25.6 2012: R+3.9 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.16%
• Current HPI: 210.3208
• 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

+18.4% since first listed

14 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-07 Contingent — REALCOMP
• 2026-05-07 Relisted — REALCOMP
• 2026-04-14 Contingent — MiRealSource-MiMLS
• 2026-04-14 Contingent — REALCOMP
• 2026-04-09 Listed $159,900 MiRealSource-MiMLS
• 2026-04-09 Listed $159,900 REALCOMP
• 2026-04-08 Coming Soon $159,900 MiRealSource-MiMLS
• 2022-09-09 Sold (Public Records) $135,000 Public Records
• 2022-09-09 Sold (MLS) $135,000 REALCOMP
• 2022-09-09 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2022-07-15 Listed $135,000 REALCOMP
• 2022-07-15 Listed $135,000 MiRealSource-MiMLS