15371 Buck Hollow Dr · Trufant, MI 49326

$399,900

4 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 40 Days on market

Built 2021 Good condition 3.12 ac lot $319/sqft · 83% above area Est $383k · 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 +8.6/30.0
• ARV discount +5.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun. Located near Lincoln Lake w/ boat launch and Kick's family soccer golf and then Charlie's for ice cream-Seller says great hunting. Although this is a lovely Subdivision there is no HOA. Public road is plowed by the County.

Key facts

• Wet bar
• Walkout ranch
• Finished ll walkout

Tags

• MOSTLY WOODED ACRES
• WALKOUT RANCH
• OPEN LIVING SPACE
• FINISHED LL WALKOUT
• SPACIOUS REC ROOM
• WET BAR

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (31.7% below list).
• Recommended offer: $273k (31.7% 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.
• 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 $3k of equity ($3k loan paydown + $374 appreciation (0.1% local appreciation)).
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,168 (31.7% 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 40 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (median comp): $382,788
• List price: $399,900
• Delta: 4.47%
• Verdict: FAIR
• 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	0.56mi	3/1.0 (-1)	1,118 (-11%)	8mo	$125,000	$112	44
12317 Verlin Dr	0.56mi	3/2.0 (-1)	1,200 (-4%)	18mo	$485,000	$404	43

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: -6.0%
• Equity multiple: 0.72×
• Total profit: $-31,895
• Equity at exit: $117,992

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,921
• Equity at exit: $143,335

Cash invested: $111,972 (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 49326

• Home prices YoY: 0.0%
• Active inventory: 27
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,732 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-343

Break-even live

Break-even rent $3,166

Max offer price $339,333

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-230	+0% $-343	+5% $-456	+10% $-569
Rent	-10% $-559	-5% $-451	+0% $-343	+5% $-235	+10% $-127
Rate	-1.0pp $-141	-0.5pp $-241	base $-343	+0.5pp $-446	+1.0pp $-552

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-02
   historical Active Under Contract 1208-char remark

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

2. 2026-05-02
   historical Accepting Backup Offers 984-char remark

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

3. 2026-05-02
   historical Active - Backup Offers Accepted

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

4. 2026-04-28
   status Active 1208-char remark

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

5. 2026-04-28
   status Active 984-char remark

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

6. 2026-04-28
   status Active

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

7. 2026-04-28
   status Pending 1208-char remark

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

8. 2026-04-28
   status Pending 984-char remark

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

9. 2026-04-28
   status Pending

   Show marketing remark (984 chars)

   OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

10. 2026-04-14
    listed $399,900 Active 1208-char remark

    Show marketing remark (984 chars)

    OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

11. 2026-04-14
    listed $399,900 Active 984-char remark

    Show marketing remark (984 chars)

    OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

12. 2026-04-14
    listed $399,900 Active

    Show marketing remark (984 chars)

    OPEN HOUSE Thursday April 30th 3PM-4:30PM. You are in Luck - Back on the Market - SALE OF BUYER'S HOME FELL THROUGH -- Their Loss is Your Gain. Act quick to snap-up this Beautiful Home. Set on just over 3 mostly wooded acres, this newer walkout ranch offers privacy, space, and versatility. The bright, airy main level features an open living space perfect for entertaining with abundant windows, a cozy fireplace, large Master Bedroom overlooks serene backyard plus second bedroom/office. Finished LL walkout adds 2 bedrooms, full bath, and spacious rec room with wet bar providing yet another perfect space for entertaining or extended living. Enjoy outdoor living with an upper deck and lower covered patio overlooking the beautiful sloping yard. Additional highlights include a 2-car garage, paved drive, underground electric, and a charming shed with porch. You will not find a better neighborhood, they gather throughout the year for various events, Halloween is especially fun.

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $4,502 · $375/mo
• Expected delta: +$1,656/yr (+$138/mo · 58.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $32,780
• − Mortgage interest: −$22,401
• − Property taxes: −$2,846
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$11,633
• Taxable loss: −$11,344
• Est. tax savings @ 24.0%: +$2,723
• After-tax cash flow: $-1,392/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home offers a good condition with modern updates and a good curb appeal. It is ready for a new owner to move in.

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal
• Both Landscaping — Landscaping can improve curb appeal and add value
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal ↑
• Both Landscaping — Landscaping can improve curb appeal and add value ↑
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

12 events — show timeline

• 2026-05-02 Contingent — REALCOMP
• 2026-05-02 Contingent — MiRealSource-MiMLS
• 2026-05-02 Contingent — SW Michigan MLS
• 2026-04-28 Relisted — REALCOMP
• 2026-04-28 Relisted — MiRealSource-MiMLS
• 2026-04-28 Relisted — SW Michigan MLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — SW Michigan MLS
• 2026-04-14 Listed $399,900 SW Michigan MLS
• 2026-04-14 Listed $399,900 MiRealSource-MiMLS
• 2026-04-14 Listed $399,900 REALCOMP

Property tax history

+87.1%/yr

Latest (2025): $2,846 · -21.7% YoY. Source: county tax records.