747 Root St · Belding, MI 48809

$194,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1974 8,712 sqft lot Est $188k · 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +5.9/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

Key facts

• 3 storage sheds
• Central air
• 8,712 sq ft lot

Tags

• STICK-BUILT RANCH HOME
• PRIVATE REAR PATIO AREA
• LARGE FENCED IN BACKYARD
• PARTIALLY FINISHED BASEMENT
• CENTRAL AIR
• 3 STORAGE SHEDS

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Cable connected
• Home design: Ranch-style single family residence; Built in 1974
• Construction: Vinyl siding; Shingle roof
• Exterior features: Shed(s); Paved road access; Recreational lot

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Pantry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Pantry; Replacement windows with window treatments; Full basement; 7 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (38.4% below list).
• Recommended offer: $120k (38.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#169 in MI, #4,436 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Belding Area School District (town): math 23% / reading 31% proficiency, ranked #398 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ellis Elementary School (394 students, 59% FRL); Belding Middle School (math 20% / reading 34%, grade F, #372 of 493 statewide, top 77%, 325 students, 50% FRL); Belding High School (math 17% / reading 37%, grade F, #462 of 713 statewide, top 66%, 557 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y 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 $95k; list at $195k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $120,000 (38.4% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $188,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Crooks St	0.55mi	2/1.0 (-1)	972 (+1%)	23mo	$160,000	$165	48
527 Crooks Ave	0.59mi	3/1.0	1,002 (+4%)	22mo	$130,000	$130	47
624 Williams St	0.69mi	2/1.0 (-1)	899 (-6%)	14mo	$205,000	$228	41
303 Putney St	0.65mi	2/1.0 (-1)	1,081 (+13%)	22mo	$212,000	$196	25

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $86,433
• Equity at exit: $175,581

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $269,931
• Equity at exit: $378,648

Cash invested: $54,572 (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 48809

• Home prices YoY: 3.3%
• Active inventory: 73
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-309

Break-even live

Break-even rent $1,591

Max offer price $140,322

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-254	+0% $-309	+5% $-364	+10% $-419
Rent	-10% $-404	-5% $-356	+0% $-309	+5% $-262	+10% $-214
Rate	-1.0pp $-211	-0.5pp $-259	base $-309	+0.5pp $-359	+1.0pp $-411

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 James St Unit 1 Belding, MI	2.0	1.0	633	$1,200	$1.90	4d	1	1.18mi

Listing history 16 events

1. 2026-05-12
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

2. 2026-05-12
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

3. 2026-05-12
   status Pending

   Show marketing remark (722 chars)

   Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

4. 2026-05-11
   listed $194,900 Active 722-char remark

   Show marketing remark (722 chars)

   Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

5. 2026-05-11
   listed $194,900 Active 722-char remark

   Show marketing remark (722 chars)

   Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

6. 2026-05-11
   listed $194,900 Active

   Show marketing remark (722 chars)

   Welcome to 747 Root St! Extremely well kept and very hard to find stick-built 3 Bed ranch home in a desirable Belding neighborhood close to Schools, parks, and downtown. Wide open living, dining, and kitchen. Kitchen has ample cupboard space, snack bar, all appliances. Slider access to private rear patio area and large fenced in backyard. 3 Good sized main floor bedrooms. Full poured wall basement is partially finished with family/rec room, laundry room, and tons of storage. Home is mechanically sound with updates throughout in past 10-15 years. Central air and 3 storage sheds complete the package. Natural Gas, City utilities, and High-Speed internet at your fingertips. Hurry to show and call this one Home today!

7. 2016-07-22
   soldstatus $94,900
8. 2016-07-19
   soldstatus $94,900
9. 2016-07-19
   soldstatus $94,900 Sold
10. 2016-06-03
    status Pending
11. 2016-05-23
    listed $94,900 Active
12. 2016-05-23
    listed $94,900
13. 1996-04-16
    soldstatus $62,900
14. 1996-04-16
    soldstatus $62,900
15. 1996-02-28
    listed $62,900
16. 1996-02-28
    listed $62,900

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $2,423 · $202/mo
• Expected delta: +$579/yr (+$48/mo · 31.4%)

ⓘ 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 3/10 Moderate 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: $14,400
• − Mortgage interest: −$10,917
• − Property taxes: −$1,844
• − Insurance: −$974
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$5,670
• Taxable loss: −$7,310
• Est. tax savings @ 24.0%: +$1,754
• After-tax cash flow: $-1,953/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: Belding Area School District
• NCES district ID: 2604530
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $46,310
• Composite: 23.33/100
• National rank: #7915
• State rank: #398 of 540 in MI

Livability — Belding

• Score: 74/100
• State rank: #169
• US rank: #4436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belding, MI
• Population (ZIP): 11,292

Population outlook (Ionia County) Hauer SSP2

• Today (2025): 63,958 people
• By 2030: 63,321 · -1.0%
• By 2040: 61,544 · -3.8%
• By 2050: 58,682 · -8.2%
• By 2075: 48,909 · -23.5%
• By 2100: 35,867 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Ionia

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -26.0pp toward R · 2008: -5.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+30.3 2016: R+31.0 2012: R+12.8 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.30%
• Current HPI: 412.5108
• 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

+209.9% since first listed

16 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-05-11 Listed $194,900 REALCOMP
• 2026-05-11 Listed $194,900 SW Michigan MLS
• 2026-05-11 Listed $194,900 MiRealSource-MiMLS
• 2016-07-22 Sold (Public Records) $94,900 Public Records
• 2016-07-19 Sold (MLS) $94,900 SW Michigan MLS
• 2016-07-19 Sold (MLS) $94,900 REALCOMP
• 2016-06-03 Pending — SW Michigan MLS
• 2016-05-23 Listed $94,900 SW Michigan MLS
• 2016-05-23 Listed $94,900 REALCOMP
• 1996-04-16 Sold (MLS) $62,900 REALCOMP
• 1996-04-16 Sold (MLS) $62,900 SW Michigan MLS
• 1996-02-28 Listed $62,900 REALCOMP
• 1996-02-28 Listed $62,900 SW Michigan MLS

Property tax history

+5.7%/yr

Latest (2025): $1,844 · +2.6% YoY. Source: county tax records.