2649 E Fox Dr · Grant, MI 49327

$78,900

2 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 3 Days on market

1.43 ac lot $64/sqft · 68% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• 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

Consider this unique, wooded property in Grant Township awaiting new owners to take advantage of its many amenities. At 1.43 acres, this build-ready property has a cleared lot, a wooded backlot, and modern utilities. A recent fire resulted in the removal of the dwelling structure. The seller's loss is your gain. Septic, electricity, and two wells are ready for your development ideas! The property features four outbuildings: a log cabin workshop with covered storage, a canning shed, an underground root cellar, and a powered chicken coop. The neighborhood is quiet, private and a short drive from the City of Grant, Brooks Lake, Hess Lake, the Muskegon River, and the City of Newaygo. Located in Grant Public Schools. Property is potentially divisible with undeveloped land across Fox Drive. Buyer is responsible for checking building codes with Grant Township.

Key facts

• Log cabin workshop
• Powered chicken coop
• 1.43 acre lot

Tags

• CLEARED BUILD-READY SITE
• TWO FUNCTIONING WELLS
• LOG CABIN WORKSHOP
• TRADITIONAL CANNING SHED
• UNDERGROUND ROOT CELLAR
• POWERED CHICKEN COOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 12.7% vs local median 2.7% in Grant — 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 71/100 on livability (#291 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: 50 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 $545 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,900

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: 1.44% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.73%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (median comp): $249,097
• List price: $78,900
• Delta: -66.08%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $13,837
• Equity at exit: $11,764

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $46,259
• Equity at exit: $6,822

Cash invested: $22,092 (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 49327

• Home prices YoY: -5.0%
• Active inventory: 50
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $418

Break-even live

Break-even rent $603

Max offer price $78,900

Occupancy floor 58%

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $78,900 Active 3 DOM
2. 2026-06-17
   days on market $78,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   pricedays on marketlisting id $78,900 Active 1 DOM
5. 2026-06-15
   days on market $84,500 Active 34 DOM
6. 2026-06-13
   days on market $84,500 Active 32 DOM
7. 2026-06-12
   days on market $84,500 Active 31 DOM
8. 2026-06-09
   days on market $84,500 Active 28 DOM
9. 2026-06-08
   days on market $84,500 Active 27 DOM
10. 2026-06-07
    days on market $84,500 Active 26 DOM
11. 2026-06-07
    days on market $84,500 Active 25 DOM
12. 2026-06-04
    days on market $84,500 Active 22 DOM
13. 2026-06-02
    days on market $84,500 Active 21 DOM
14. 2026-06-01
    days on market $84,500 Active 20 DOM
15. 2026-05-31
    days on market $84,500 Active 19 DOM
16. 2026-05-31
    days on market $84,500 Active 18 DOM
17. 2026-05-12
    listed $84,500 Active 866-char remark

    Show marketing remark (866 chars)

    Consider this unique, wooded property in Grant Township awaiting new owners to take advantage of its many amenities. At 1.43 acres, this build-ready property has a cleared lot, a wooded backlot, and modern utilities. A recent fire resulted in the removal of the dwelling structure. The seller's loss is your gain. Septic, electricity, and two wells are ready for your development ideas! The property features four outbuildings: a log cabin workshop with covered storage, a canning shed, an underground root cellar, and a powered chicken coop. The neighborhood is quiet, private and a short drive from the City of Grant, Brooks Lake, Hess Lake, the Muskegon River, and the City of Newaygo. Located in Grant Public Schools. Property is potentially divisible with undeveloped land across Fox Drive. Buyer is responsible for checking building codes with Grant Township.

18. 2017-06-27
    soldstatus $68,000
19. 2016-12-21
    historical
20. 2016-12-20
    historical
21. 2016-11-11
    status Active
22. 2016-11-01
    status Pending
23. 2016-10-25
    listed $55,000 Active
24. 2016-10-22
    listed $55,000
25. 2014-09-15
    soldstatus $47,000
26. 2014-09-15
    soldstatus $47,000
27. 2014-09-15
    soldstatus $47,000
28. 2014-06-20
    listed $49,900
29. 2014-06-20
    listed $49,900

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $786 · $66/mo
• Expected delta: +$429/yr (+$36/mo · 119.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,593
• − Mortgage interest: −$4,420
• − Property taxes: −$358
• − Insurance: −$394
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,295
• Taxable income: $3,950
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,073/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 — Grant

• Score: 71/100
• State rank: #291
• US rank: #7290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,708

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 15% Romanian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -17.61%
• Current HPI: 338.4388
• 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

+69.3% since first listed

13 events — show timeline

• 2026-05-12 Listed $84,500 FSBO.com
• 2017-06-27 Sold (Public Records) $68,000 Public Records
• 2016-12-21 Listing Removed — SW Michigan MLS
• 2016-12-20 Listing Removed — REALCOMP
• 2016-11-11 Relisted — SW Michigan MLS
• 2016-11-01 Pending — SW Michigan MLS
• 2016-10-25 Listed $55,000 SW Michigan MLS
• 2016-10-22 Listed $55,000 REALCOMP
• 2014-09-15 Sold (Public Records) $47,000 Public Records
• 2014-09-15 Sold (MLS) $47,000 REALCOMP
• 2014-09-15 Sold (MLS) $47,000 SW Michigan MLS
• 2014-06-20 Listed $49,900 REALCOMP
• 2014-06-20 Listed $49,900 SW Michigan MLS

Property tax history

-5.3%/yr

Latest (2025): $358 · -57.5% YoY. Source: county tax records.