117 2nd Ave · Big Rapids, MI 49307

$119,900

4 bd · 2.0 ba · 1,297 sqft · SingleFamily · 13 Days on market

Built 1900 3,049 sqft lot Est $166k · 28% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in the heart of Big Rapids! This 4-bedroom, 2 full bathroom home is conveniently located just minutes from Ferris State University, the highway, Meijer, the Fred Meijer White Pine Trail, shopping, dining, and more. Featuring cosmetic updates throughout, new roof 2021, recently updated boiler system, this home offers great potential for investors, parents looking for housing for their college student, or buyers searching for an affordable primary residence. With ample living space and a prime location, this property is ready for its next chapter.

Key facts

• Ample living space
• Cosmetic updates
• Prime location

Tags

• COSMETIC UPDATES
• AMPLE LIVING SPACE
• PRIME LOCATION

Property features AI

Exterior

• Utilities: Natural gas connected
• Home design: Single-family residence; Residential property; Built in 1900
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Total of 10 rooms; Basement is slab

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.6% vs local median 2.5% in Big Rapids — 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 73/100 on livability (#209 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 20y 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.
• Current owner paid $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $166,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 N 4th Ave	0.59mi	3/1.0 (-1)	1,300 (+0%)	2mo	$160,000	$123	61
118 E Grand Traverse St	0.50mi	4/2.0	1,394 (+8%)	4mo	$179,000	$128	61
317 N 3rd Ave	0.17mi	3/1.0 (-1)	1,179 (-9%)	9mo	$147,000	$125	61
705 Ives Ave	0.72mi	3/1.5 (-1)	1,287 (-1%)	2mo	$195,700	$152	57
310 N Warren Ave	0.27mi	3/2.0 (-1)	1,138 (-12%)	9mo	$142,000	$125	54
216 S Warren Ave	0.41mi	3/1.0 (-1)	1,170 (-10%)	4mo	$115,000	$98	52
513 Rose Ave	0.67mi	3/1.0 (-1)	1,261 (-3%)	3mo	$199,500	$158	52
919 Bjornson St	0.73mi	4/1.5	1,378 (+6%)	2mo	$221,500	$161	52
521 N Michigan Ave	0.47mi	3/1.0 (-1)	1,155 (-11%)	4mo	$135,000	$117	48
115 E Bridge St	0.57mi	3/1.0 (-1)	1,212 (-7%)	7mo	$118,000	$97	48
704 Cherry Ave	0.74mi	3/1.5 (-1)	1,216 (-6%)	2mo	$251,900	$207	46
517 Ives Ave	0.60mi	3/1.5 (-1)	1,152 (-11%)	11mo	$212,000	$184	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,477
• Equity at exit: $17,877

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $28,267
• Equity at exit: $10,367

Cash invested: $33,572 (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 49307

• Active inventory: 191
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $328

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 N State St Unit 3 Big Rapids, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	0.47mi

Listing history 49 events

1. 2026-06-04
   statusdays on market $119,900 Pending 13 DOM
2. 2026-06-02
   days on market $119,900 Active 12 DOM
3. 2026-06-01
   days on market $119,900 Active 11 DOM
4. 2026-05-31
   days on market $119,900 Active 10 DOM
5. 2026-05-31
   days on market $119,900 Active 9 DOM
6. 2026-05-21
   price $119,900 574-char remark

   Show marketing remark (574 chars)

   Affordable opportunity in the heart of Big Rapids! This 4-bedroom, 2 full bathroom home is conveniently located just minutes from Ferris State University, the highway, Meijer, the Fred Meijer White Pine Trail, shopping, dining, and more. Featuring cosmetic updates throughout, new roof 2021, recently updated boiler system, this home offers great potential for investors, parents looking for housing for their college student, or buyers searching for an affordable primary residence. With ample living space and a prime location, this property is ready for its next chapter.

7. 2026-05-21
   price $119,900

   Show marketing remark (574 chars)

   Affordable opportunity in the heart of Big Rapids! This 4-bedroom, 2 full bathroom home is conveniently located just minutes from Ferris State University, the highway, Meijer, the Fred Meijer White Pine Trail, shopping, dining, and more. Featuring cosmetic updates throughout, new roof 2021, recently updated boiler system, this home offers great potential for investors, parents looking for housing for their college student, or buyers searching for an affordable primary residence. With ample living space and a prime location, this property is ready for its next chapter.

8. 2026-05-21
   listed $119,000 Active 574-char remark

   Show marketing remark (574 chars)

   Affordable opportunity in the heart of Big Rapids! This 4-bedroom, 2 full bathroom home is conveniently located just minutes from Ferris State University, the highway, Meijer, the Fred Meijer White Pine Trail, shopping, dining, and more. Featuring cosmetic updates throughout, new roof 2021, recently updated boiler system, this home offers great potential for investors, parents looking for housing for their college student, or buyers searching for an affordable primary residence. With ample living space and a prime location, this property is ready for its next chapter.

9. 2026-05-21
   listed $119,000 Active

   Show marketing remark (574 chars)

   Affordable opportunity in the heart of Big Rapids! This 4-bedroom, 2 full bathroom home is conveniently located just minutes from Ferris State University, the highway, Meijer, the Fred Meijer White Pine Trail, shopping, dining, and more. Featuring cosmetic updates throughout, new roof 2021, recently updated boiler system, this home offers great potential for investors, parents looking for housing for their college student, or buyers searching for an affordable primary residence. With ample living space and a prime location, this property is ready for its next chapter.

10. 2026-05-21
    listed $119,900 Active 574-char remark

    Show marketing remark (574 chars)

    Affordable opportunity in the heart of Big Rapids! This 4-bedroom, 2 full bathroom home is conveniently located just minutes from Ferris State University, the highway, Meijer, the Fred Meijer White Pine Trail, shopping, dining, and more. Featuring cosmetic updates throughout, new roof 2021, recently updated boiler system, this home offers great potential for investors, parents looking for housing for their college student, or buyers searching for an affordable primary residence. With ample living space and a prime location, this property is ready for its next chapter.

11. 2021-06-16
    soldstatus $78,000
12. 2021-05-28
    soldstatus $78,000 Sold
13. 2021-05-28
    soldstatus $78,000 Sold
14. 2021-04-14
    status Pending
15. 2021-04-14
    status Pending
16. 2021-04-09
    listed $69,900 Active
17. 2021-04-09
    listed $69,900 Active
18. 2021-04-09
    listed $69,900
19. 2019-02-15
    soldstatus $45,000
20. 2018-12-19
    soldstatus $45,000
21. 2018-12-19
    soldstatus $45,000 Sold
22. 2018-12-18
    soldstatus $45,000
23. 2018-12-13
    status Pending
24. 2018-11-26
    status Active
25. 2018-11-25
    historical
26. 2018-11-02
    status Active
27. 2018-10-11
    historical
28. 2018-08-03
    price $49,900
29. 2018-05-23
    listed $49,900
30. 2018-05-23
    listed $52,000 Active
31. 2018-05-23
    listed $49,900
32. 2012-07-18
    soldstatus $42,501
33. 2012-07-18
    soldstatus $42,501
34. 2012-07-17
    soldstatus $42,501
35. 2012-05-01
    listed $43,900
36. 2012-05-01
    listed $43,900
37. 2012-02-01
    historical
38. 2012-02-01
    historical
39. 2011-09-02
    listed $39,900
40. 2011-09-02
    listed $39,900
41. 2011-07-21
    soldstatus $18,197
42. 2011-07-21
    soldstatus $18,197
43. 2011-01-04
    listed $20,668
44. 2011-01-04
    listed $20,668
45. 2006-05-31
    soldstatus $42,000
46. 2006-05-31
    soldstatus $42,000
47. 2006-05-30
    soldstatus $42,000
48. 2006-02-09
    listed $42,000
49. 2006-02-09
    listed $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,567
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,488
• Taxable income: $2,154
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,418/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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Big Rapids

• Score: 73/100
• State rank: #209
• US rank: #5231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Rapids, MI
• County: Mecosta County · 18,407 people
• City population: 18,407
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, 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

+185.5% since first listed

44 events — show timeline

• 2026-05-21 Price Changed $119,900 REALCOMP
• 2026-05-21 Price Changed $119,900 SW Michigan MLS
• 2026-05-21 Listed $119,900 MiRealSource-MiMLS
• 2026-05-21 Listed $119,000 SW Michigan MLS
• 2026-05-21 Listed $119,000 REALCOMP
• 2021-06-16 Sold (Public Records) $78,000 Public Records
• 2021-05-28 Sold (MLS) $78,000 SW Michigan MLS
• 2021-05-28 Sold (MLS) $78,000 REALCOMP
• 2021-04-14 Pending — REALCOMP
• 2021-04-14 Pending — SW Michigan MLS
• 2021-04-09 Listed $69,900 MiRealSource-MiMLS
• 2021-04-09 Listed $69,900 SW Michigan MLS
• 2021-04-09 Listed $69,900 REALCOMP
• 2019-02-15 Sold (Public Records) $45,000 Public Records
• 2018-12-19 Sold (MLS) $45,000 SW Michigan MLS
• 2018-12-19 Sold (MLS) $45,000 REALCOMP
• 2018-12-18 Sold (Public Records) $45,000 Public Records
• 2018-12-13 Pending — SW Michigan MLS
• 2018-11-26 Relisted — SW Michigan MLS
• 2018-11-25 Listing Removed — SW Michigan MLS
• 2018-11-02 Relisted — SW Michigan MLS
• 2018-10-11 Listing Removed — SW Michigan MLS
• 2018-08-03 Price Changed $49,900 SW Michigan MLS
• 2018-05-23 Listed $49,900 MiRealSource-MiMLS
• 2018-05-23 Listed $52,000 SW Michigan MLS
• 2018-05-23 Listed $49,900 REALCOMP
• 2012-07-18 Sold (MLS) $42,501 REALCOMP
• 2012-07-18 Sold (MLS) $42,501 SW Michigan MLS
• 2012-07-17 Sold (Public Records) $42,501 Public Records
• 2012-05-01 Listed $43,900 REALCOMP
• 2012-05-01 Listed $43,900 SW Michigan MLS
• 2012-02-01 Listing Removed — REALCOMP
• 2012-02-01 Listing Removed — SW Michigan MLS
• 2011-09-02 Listed $39,900 REALCOMP
• 2011-09-02 Listed $39,900 SW Michigan MLS
• 2011-07-21 Sold (MLS) $18,197 REALCOMP
• 2011-07-21 Sold (MLS) $18,197 SW Michigan MLS
• 2011-01-04 Listed $20,668 REALCOMP
• 2011-01-04 Listed $20,668 SW Michigan MLS
• 2006-05-31 Sold (MLS) $42,000 REALCOMP
• 2006-05-31 Sold (MLS) $42,000 SW Michigan MLS
• 2006-05-30 Sold (Public Records) $42,000 Public Records
• 2006-02-09 Listed $42,000 REALCOMP
• 2006-02-09 Listed $42,000 SW Michigan MLS