720 Brush St · Portland, MI 48875

$99,900

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 21 Days on market

Built 1940 3,484 sqft lot Est $173k · 42% under

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Why this score? — see what drove the B+ 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.9/5.0
• 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

Welcome to 720 Brush St. , a great opportunity to build equity and make this home your own. This property offers 2 bedrooms, 1 bathroom, and a 2-car garage, with the potential to be converted into a 3-bedroom home. Key updates include the roof, plumbing, electrical panel, and a new water service line from the street. Don't miss your chance to unlock this home's potential--schedule your showing today.

Key facts

• Plumbing
• Water service line
• Roof

Tags

• ROOF
• PLUMBING
• ELECTRICAL PANEL
• WATER SERVICE LINE

Property features AI

Exterior

• Parking: Attached covered garage with 2 spaces
• Utilities: 100 amp electric service with circuit breakers; Public sewer
• Home design: Ranch-style single-story home; Built in 1940
• Construction: Aluminum siding
• Exterior features: Lot dimensions approximately 59.5 x 59; Approximately 0.08-acre lot; Garage(s) on property

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom (17 x 9); Second bedroom (9.8 x 19.5)
• Bathrooms: 1 full bath
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Partial basement; Dining room is a combo
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.5% in Portland — 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 77/100 on livability (#121 in MI, #2,947 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Portland Public Schools (town): math 30% / reading 50% proficiency, ranked #191 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; solid renter incomes; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.36% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $173,040
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Smith St	0.19mi	3/1.0 (+1)	1,095 (+6%)	3mo	$209,000	$191	73
515 E Grand River Ave	0.38mi	3/1.0 (+1)	1,036 (+1%)	4mo	$170,000	$164	73
829 Academy St	0.13mi	2/1.0	958 (-7%)	16mo	$130,000	$136	69
348 Elm St	0.29mi	3/1.0 (+1)	1,062 (+3%)	11mo	$197,000	$185	67
518 Looking Glass Ave	0.54mi	2/1.0	1,007 (-2%)	23mo	$160,000	$159	52
349 Bishop St	0.63mi	2/1.0	936 (-9%)	13mo	$210,000	$224	45
226 S Virginia	0.50mi	3/1.5 (+1)	1,120 (+9%)	14mo	$252,000	$225	44
225 B St	0.57mi	3/1.0 (+1)	1,120 (+9%)	14mo	$180,000	$161	42
612 W Grand River Ave	0.73mi	3/1.0 (+1)	1,129 (+10%)	4mo	$212,500	$188	41
447 Divine Hwy	0.67mi	2/1.0	1,184 (+15%)	9mo	$187,760	$159	36
133 Island St	0.48mi	2/1.0	890 (-14%)	22mo	$149,900	$168	36

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $6,140
• Equity at exit: $14,895

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $34,216
• Equity at exit: $8,638

Cash invested: $27,972 (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 48875

• Home prices YoY: -29.5%
• Active inventory: 46
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $350

Break-even live

Break-even rent $920

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $406	-5% $378	+0% $350	+5% $322	+10% $293
Rent	-10% $242	-5% $296	+0% $350	+5% $404	+10% $458
Rate	-1.0pp $400	-0.5pp $375	base $350	+0.5pp $324	+1.0pp $298

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 21 DOM
2. 2026-06-17
   days on market $99,900 Active 20 DOM
3. 2026-06-16
   days on market $99,900 Active 19 DOM
4. 2026-06-15
   days on market $99,900 Active 18 DOM
5. 2026-06-14
   days on market $99,900 Active 16 DOM
6. 2026-06-10
   days on market $99,900 Active 13 DOM
7. 2026-06-09
   days on market $99,900 Active 12 DOM
8. 2026-06-08
   days on market $99,900 Active 11 DOM
9. 2026-06-07
   days on market $99,900 Active 10 DOM
10. 2026-06-05
    days on market $99,900 Active 7 DOM
11. 2026-06-03
    days on market $99,900 Active 6 DOM
12. 2026-06-02
    days on market $99,900 Active 5 DOM
13. 2026-06-01
    days on market $99,900 Active 4 DOM
14. 2026-05-31
    days on market $99,900 Active 3 DOM
15. 2026-05-30
    days on market $99,900 Active 2 DOM
16. 2026-05-27
    listed $99,900 Active

    Show marketing remark (403 chars)

    Welcome to 720 Brush St. , a great opportunity to build equity and make this home your own. This property offers 2 bedrooms, 1 bathroom, and a 2-car garage, with the potential to be converted into a 3-bedroom home. Key updates include the roof, plumbing, electrical panel, and a new water service line from the street. Don't miss your chance to unlock this home's potential--schedule your showing today.

17. 2026-05-27
    listed $99,900 Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to 720 Brush St. , a great opportunity to build equity and make this home your own. This property offers 2 bedrooms, 1 bathroom, and a 2-car garage, with the potential to be converted into a 3-bedroom home. Key updates include the roof, plumbing, electrical panel, and a new water service line from the street. Don't miss your chance to unlock this home's potential--schedule your showing today.

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 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: $16,357
• − Mortgage interest: −$5,596
• − Property taxes: −$1,937
• − Insurance: −$500
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$2,906
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,526/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: Portland Public Schools
• NCES district ID: 2629120
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $61,869
• Composite: 35.55/100
• National rank: #4905
• State rank: #191 of 540 in MI

Livability — Portland

• Score: 77/100
• State rank: #121
• US rank: #2947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, MI
• County: Ionia County · 11,400 people
• City population: 11,400
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 11,400
• Household income: $94,216
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 161.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 6% Romanian 6% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -103.69%
• Current HPI: 248.2974
• Rent YoY: —
• Metro: Grand Rapids-Kentwood, MI
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $99,900 REALCOMP
• 2026-05-27 Listed $99,900 Greater Lansing AoR

Property tax history

+6.1%/yr

Latest (2025): $1,937 · +49.3% YoY. Source: county tax records.