15441 Meddler Ave NE · Trufant, MI 49326

$279,900

4 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 5 Days on market

Built 1993 0.94 ac lot $278/sqft · 29% above area Est $335k · 17% under

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +14.9/15.0
• DSCR +6.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 15441 Meddler! This 4 bed 2 bath home has been updated and is move in ready! Offering immediate possession this home is a must see! The main level offers a spacious living area, dining space, kitchen, two bedrooms, and a full bath! Enjoy the finished basement with additional living area, two bedrooms, full bath, laundry, and storage! The property features a screened in porch and fenced backyard perfect for relaxing and entertaining in the warm summer months ahead! You'll also find an outbuilding perfect for a workshop and additional storage space! Conveniently located, you are just minutes from public access to Lincoln Lake! All offers reviewed Tuesday, May 19 at 12PM. Schedule your showing today!

Key facts

• Screened in porch
• Outbuilding
• Finished basement

Tags

• SCREENED IN PORCH
• FENCED BACKYARD
• FINISHED BASEMENT
• OUTBUILDING
• PUBLIC ACCESS TO LINCOLN LAKE

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Electricity available; Natural gas connected
• Home design: Ranch-style single family residence; Residential property; Built in 1993
• Construction: Vinyl siding; Metal roof
• Exterior features: Flag lot; Wooded lot; Approximately 0.94 acre lot

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating available
• Interior features: 7 total rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/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 $272k (3.0% below list).
• Recommended offer: $272k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $262 appreciation (0.1% local appreciation)).
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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 $271,573 (3.0% 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. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $335,260
• List price: $279,900
• Delta: -16.51%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15026 Meddler Ave	0.55mi	3/1.0 (-1)	1,118 (+11%)	8mo	$125,000	$112	45
14930 Hemlock Ave. Ave NE	0.71mi	3/1.5 (-1)	1,104 (+10%)	20mo	$265,000	$240	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.22×
• Total profit: $17,344
• Equity at exit: $82,585

10-year hold

• IRR: 9.8%
• Equity multiple: 2.08×
• Total profit: $84,332
• Equity at exit: $100,324

Cash invested: $78,372 (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 49326

• Home prices YoY: 0.0%
• Active inventory: 27
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,716 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $383

Break-even live

Break-even rent $2,231

Max offer price $279,900

Occupancy floor 81%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-14
   listed $279,900 Active 717-char remark

   Show marketing remark (717 chars)

   Welcome to 15441 Meddler! This 4 bed 2 bath home has been updated and is move in ready! Offering immediate possession this home is a must see! The main level offers a spacious living area, dining space, kitchen, two bedrooms, and a full bath! Enjoy the finished basement with additional living area, two bedrooms, full bath, laundry, and storage! The property features a screened in porch and fenced backyard perfect for relaxing and entertaining in the warm summer months ahead! You'll also find an outbuilding perfect for a workshop and additional storage space! Conveniently located, you are just minutes from public access to Lincoln Lake! All offers reviewed Tuesday, May 19 at 12PM. Schedule your showing today!

2. 2026-05-14
   listed $279,900 Active 717-char remark

   Show marketing remark (717 chars)

   Welcome to 15441 Meddler! This 4 bed 2 bath home has been updated and is move in ready! Offering immediate possession this home is a must see! The main level offers a spacious living area, dining space, kitchen, two bedrooms, and a full bath! Enjoy the finished basement with additional living area, two bedrooms, full bath, laundry, and storage! The property features a screened in porch and fenced backyard perfect for relaxing and entertaining in the warm summer months ahead! You'll also find an outbuilding perfect for a workshop and additional storage space! Conveniently located, you are just minutes from public access to Lincoln Lake! All offers reviewed Tuesday, May 19 at 12PM. Schedule your showing today!

3. 2026-05-14
   listed $279,900 Active

   Show marketing remark (717 chars)

   Welcome to 15441 Meddler! This 4 bed 2 bath home has been updated and is move in ready! Offering immediate possession this home is a must see! The main level offers a spacious living area, dining space, kitchen, two bedrooms, and a full bath! Enjoy the finished basement with additional living area, two bedrooms, full bath, laundry, and storage! The property features a screened in porch and fenced backyard perfect for relaxing and entertaining in the warm summer months ahead! You'll also find an outbuilding perfect for a workshop and additional storage space! Conveniently located, you are just minutes from public access to Lincoln Lake! All offers reviewed Tuesday, May 19 at 12PM. Schedule your showing today!

4. 2026-02-27
   soldstatus $189,900
5. 2014-09-16
   historical
6. 2003-03-20
   soldstatus $121,000
7. 2003-03-20
   soldstatus $121,000
8. 2002-07-26
   listed $126,500
9. 2002-07-26
   listed $126,500
10. 2001-10-30
    historical
11. 2001-07-16
    soldstatus $99,118
12. 2001-04-28
    listed $129,900
13. 2001-04-28
    listed $129,900
14. 1993-07-06
    soldstatus $11,000

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $3,226 · $269/mo
• Expected delta: +$1,085/yr (+$90/mo · 50.7%)

ⓘ 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: $32,589
• − Mortgage interest: −$15,679
• − Property taxes: −$2,141
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$8,143
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $4,587/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: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Trufant

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

Census & demographics

• City population: 1,496
• Population (ZIP): 4,126

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5%
• Common ancestry: Iranian 10% Romanian 3% Lithuanian 3%
• Foreign-born: 0% · China
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 0.09%
• Current HPI: 379.9632
• 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

+2672.7% since first listed

20 events — show timeline

• 2026-06-09 Sold (MLS) $305,000 SW Michigan MLS
• 2026-06-09 Sold (MLS) $305,000 REALCOMP
• 2026-06-09 Sold (MLS) $305,000 MiRealSource-MiMLS
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-14 Listed $279,900 SW Michigan MLS
• 2026-05-14 Listed $279,900 REALCOMP
• 2026-05-14 Listed $279,900 MiRealSource-MiMLS
• 2026-02-27 Sold (Public Records) $189,900 Public Records
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2003-03-20 Sold (MLS) $121,000 REALCOMP
• 2003-03-20 Sold (MLS) $121,000 SW Michigan MLS
• 2002-07-26 Listed $126,500 REALCOMP
• 2002-07-26 Listed $126,500 SW Michigan MLS
• 2001-10-30 Listing Removed — REALCOMP
• 2001-07-16 Sold (Public Records) $99,118 Public Records
• 2001-04-28 Listed $129,900 REALCOMP
• 2001-04-28 Listed $129,900 SW Michigan MLS
• 1993-07-06 Sold (Public Records) $11,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,141 · +3.2% YoY. Source: county tax records.