14333 S Juniper Ave · Kent City, MI 49330

$160,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 3 Days on market

Built 1992 2.59 ac lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on approximately just under 3 acres, this 3 bedroom, 2 full bath home offers the perfect combination of country living, functionality, and space to spread out. Inside, you'll find a comfortable and inviting layout with spacious living areas, a practical floor plan, and plenty of natural light throughout. Fresh paint and carpet have been added, and the rest are waiting for your personal touches. Outside is where this property truly shines. Enjoy the privacy and freedom that come with acreage, whether you're gardening, entertaining, playing or simply taking in the peaceful surroundings. A large detached garage provides abundant space for vehicles, recreational equipment, hobbies, workshop needs, or additional storage, making it a valuable feature for anyone looking for extra room. Conveniently located with easy access to Kent City, Cedar Springs, and Grand Rapids, this property offers the best of both worlds: a peaceful country setting with nearby amenities.

Key facts

• Easy access
• Fresh paint
• Natural light

Tags

• NATURAL LIGHT
• FRESH PAINT
• DETACHED GARAGE
• PEACEFUL SURROUNDINGS
• EASY ACCESS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Ranch-style residence; Single-level (ranch)
• Construction: Built in 1992; Vinyl siding
• Exterior features: Well water; Lot of about 2.59 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wood heating
• Interior features: 7 total rooms; Wood-burning fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $130k (18.8% below list).
• Recommended offer: $130k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#381 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment D+, amenities F.
• Grant Public School District (rural): math 23% / reading 40% proficiency, ranked #335 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 155 units permitted in Newaygo 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.
• Newaygo County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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.

Recommended offer $129,857 (18.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.81% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,438
• Equity at exit: $23,857

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-10,961
• Equity at exit: $13,834

Cash invested: $44,800 (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 49330

• Home prices YoY: -14.1%
• Active inventory: 26
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $87

Break-even live

Break-even rent $1,188

Max offer price $160,000

Occupancy floor 88%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   statusdays on market $160,000 Pending 3 DOM
2. 2026-06-13
   days on market $160,000 Active 2 DOM
3. 2026-06-12
   remarks 699-char remark
4. 2026-06-12
   listed $160,000 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: $392 · $33/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$1,036/yr (+$86/mo · 264.3%)

ⓘ 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 ≥96°F today · 15 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: $15,583
• − Mortgage interest: −$8,962
• − Property taxes: −$392
• − Insurance: −$800
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,655
• Taxable loss: −$1,719
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,462/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: Grant Public School District
• NCES district ID: 2616500
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $49,262
• Composite: 27.31/100
• National rank: #6996
• State rank: #335 of 540 in MI

Livability — Kent City

• Score: 67/100
• State rank: #381
• US rank: #10185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,619

Population outlook (Newaygo County) Hauer SSP2

• Today (2025): 46,371 people
• By 2030: 44,879 · -3.2%
• By 2040: 41,107 · -11.4%
• By 2050: 36,800 · -20.6%
• By 2075: 27,507 · -40.7%
• By 2100: 18,600 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 18% Italian 6% Romanian 4%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Newaygo

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -4.6pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.4 2016: R+39.6 2012: R+17.4 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.90%
• Current HPI: 286.6903
• 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

+63.4% since first listed

11 events — show timeline

• 2026-06-11 Listed $160,000 SW Michigan MLS
• 2026-06-11 Listed $160,000 REALCOMP
• 2026-06-11 Listed $160,000 MiRealSource-MiMLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 1998-11-13 Listed $134,900 SW Michigan MLS
• 1998-09-10 Listed $149,900 SW Michigan MLS
• 1997-12-05 Listed $97,900 SW Michigan MLS
• 1997-05-07 Listed $97,900 SW Michigan MLS

Property tax history

+0.6%/yr

Latest (2025): $392 · +5.2% YoY. Source: county tax records.