9558 Belding Rd NE · Cannon, MI 49341

$219,900

2 bd · 1.0 ba · 506 sqft · SingleFamily public records · 94 Days on market

Built 1954 0.71 ac lot $435/sqft · 39% above area Est $265k · 17% 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 +7.8/30.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

Key facts

• Fresh paint
• New flooring
• New countertops

Tags

• UPDATED BATHROOM
• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHTING
• NEW COUNTERTOPS
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (34.7% below list).
• Recommended offer: $144k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Lakes Elementary School (math 68% / reading 66%, grade B+, #105 of 1,397 statewide, top 9%, 509 students, 16% FRL); East Rockford Middle School (math 50% / reading 61%, grade B-, #73 of 493 statewide, top 15%, 740 students, 16% FRL); Rockford High School (math 46% / reading 71%, grade C, #91 of 713 statewide, top 13%, 1,819 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 274 active listings in the ZIP; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent is only 15% of the median local income ($114k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 94 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $86k; list at $220k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,655 (34.7% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 12.8

CMA / ARV

• ARV (median comp): $265,153
• List price: $219,900
• Delta: -17.07%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-51,459
• Equity at exit: $32,788

10-year hold

• IRR: -20.2%
• Equity multiple: -0.06×
• Total profit: $-65,362
• Equity at exit: $19,013

Cash invested: $61,572 (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 49341

• Home prices YoY: -33.8%
• Active inventory: 274
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-247

Break-even live

Break-even rent $1,750

Max offer price $176,179

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-185	+0% $-247	+5% $-310	+10% $-372
Rent	-10% $-361	-5% $-304	+0% $-247	+5% $-191	+10% $-134
Rate	-1.0pp $-137	-0.5pp $-192	base $-247	+0.5pp $-304	+1.0pp $-362

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-22
   days on market $219,900 Active 94 DOM
2. 2026-06-18
   days on market $219,900 Active 91 DOM
3. 2026-06-17
   days on market $219,900 Active 90 DOM
4. 2026-06-16
   days on market $219,900 Active 89 DOM
5. 2026-06-15
   days on market $219,900 Active 88 DOM
6. 2026-06-14
   remarks 690-char remark
7. 2026-06-14
   days on market $219,900 Active 86 DOM
8. 2026-06-13
   days on market $219,900 Active 85 DOM
9. 2026-06-10
   days on market $219,900 Active 83 DOM
10. 2026-06-09
    days on market $219,900 Active 82 DOM
11. 2026-06-08
    pricedays on market $219,900 Active 81 DOM
12. 2026-06-07
    days on market $229,900 Active 80 DOM
13. 2026-06-05
    days on market $229,900 Active 77 DOM
14. 2026-06-03
    days on market $229,900 Active 76 DOM
15. 2026-06-03
    days on market $229,900 Active 75 DOM
16. 2026-06-01
    days on market $229,900 Active 74 DOM
17. 2026-05-31
    days on market $229,900 Active 73 DOM
18. 2026-04-15
    status Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

19. 2026-04-15
    status Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

20. 2026-04-15
    status Active

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

21. 2026-04-12
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

22. 2026-04-12
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

23. 2026-04-12
    status Pending

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

24. 2026-03-27
    status Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

25. 2026-03-27
    status Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

26. 2026-03-27
    status Active

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

27. 2026-03-16
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

28. 2026-03-16
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

29. 2026-03-16
    status Pending

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

30. 2026-03-05
    listed $229,900 Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

31. 2026-03-05
    listed $229,900 Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

32. 2026-03-05
    listed $229,900 Active

    Show marketing remark (547 chars)

    Welcome to 9558 Belding Rd! This charming ranch-style home features 2 comfortable bedrooms and 1 fully updated bathroom. The interior has been beautifully refreshed with brand-new flooring, fresh paint throughout, updated lighting, new countertops, and modern bathroom fixtures--making it truly move-in ready. Step outside to enjoy the added bonus of two storage sheds and a dedicated workshop, offering plenty of space for hobbies, tools, and extra storage. Don't miss your chance to see this delightful home--schedule your private showing today!

33. 2020-07-23
    soldstatus $85,726

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $2,519 · $210/mo
• Expected delta: +$868/yr (+$72/mo · 52.6%)

ⓘ 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 ≥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: $17,239
• − Mortgage interest: −$12,318
• − Property taxes: −$1,651
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$6,397
• Taxable loss: −$6,985
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $-1,294/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 — Cannon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 293.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -131.59%
• Current HPI: 257.3691
• 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

+168.2% since first listed

16 events — show timeline

• 2026-04-15 Relisted — REALCOMP
• 2026-04-15 Relisted — MiRealSource-MiMLS
• 2026-04-15 Relisted — SW Michigan MLS
• 2026-04-12 Pending — MiRealSource-MiMLS
• 2026-04-12 Pending — REALCOMP
• 2026-04-12 Pending — SW Michigan MLS
• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Relisted — MiRealSource-MiMLS
• 2026-03-27 Relisted — SW Michigan MLS
• 2026-03-16 Pending — REALCOMP
• 2026-03-16 Pending — MiRealSource-MiMLS
• 2026-03-16 Pending — SW Michigan MLS
• 2026-03-05 Listed $229,900 SW Michigan MLS
• 2026-03-05 Listed $229,900 MiRealSource-MiMLS
• 2026-03-05 Listed $229,900 REALCOMP
• 2020-07-23 Sold (Public Records) $85,726 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,651 · -36.7% YoY. Source: county tax records.