11019 Crooked Lake Dr NE · Cannonsburg, MI 49341

$219,900

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 7 Days on market

Built 1928 4,748 sqft lot Est $326k · 32% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

Key facts

• Lake frontage
• Second lot
• 4,748 sq ft lot

Tags

• LAKE FRONTAGE
• SECOND LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lowell Area Schools (rural): math 51% / reading 64% proficiency, ranked #51 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 269 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 31y 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 $185k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1928 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.13% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $325,635
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4885 Gavin Lake Rd NE	0.62mi	3/1.0	1,328 (+4%)	3mo	$338,000	$255	62

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $4,542
• Equity at exit: $32,788

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $55,481
• Equity at exit: $19,013

Cash invested: $61,572 (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 49341

• Home prices YoY: -33.8%
• Active inventory: 269
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $632

Break-even live

Break-even rent $1,693

Max offer price $219,900

Occupancy floor 70%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5120 Gahan St NE Rockford, MI	3.0	2.0	1700	$3,750	$2.21	3d	1	0.19mi

Listing history 23 events

1. 2026-03-25
   soldstatus $185,000
2. 2026-03-16
   status Pending 528-char remark

   Show marketing remark (532 chars)

   this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

3. 2026-03-16
   status Pending 532-char remark

   Show marketing remark (532 chars)

   this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

4. 2026-03-16
   status Pending

   Show marketing remark (532 chars)

   this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

5. 2026-03-09
   listed $219,900 Active 532-char remark

   Show marketing remark (532 chars)

   this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

6. 2026-03-07
   listed $219,900 Active 528-char remark

   Show marketing remark (528 chars)

   this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

7. 2026-03-07
   listed $219,900 Active

   Show marketing remark (528 chars)

   this price includes a second lot that is lake frontage on Big Crooked Lake. A. V. is 25200 for Parcel #2. Taxable value is 3350. Taxes of $1725 is total taxes for the year of 2025 for both parcel #1 and Parcel #2. Lake frontage according to the township is approx 46'. This a fixer upper or a tear down. The valve here is in the land. Warning: Bedroom off kitchen could contain MOLD!!! It has not been tested. Seller is selling ''as is'' with no repairs. Basement stairs are very steep and first step is a large one. Be careful!

8. 2015-01-24
   historical
9. 2015-01-24
   historical
10. 2015-01-24
    historical
11. 1996-07-08
    soldstatus $78,000
12. 1996-07-08
    soldstatus $78,000
13. 1996-05-02
    listed $79,500
14. 1996-05-02
    listed $79,500
15. 1996-04-18
    historical
16. 1996-01-18
    listed $79,500
17. 1996-01-18
    listed $79,500
18. 1995-11-12
    historical
19. 1995-11-12
    historical
20. 1995-07-05
    listed $79,900
21. 1995-07-05
    listed $79,900
22. 1995-07-05
    listed $79,900
23. 1995-07-05
    listed $79,900

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $2,248 · $187/mo
• Expected delta: +$1,139/yr (+$95/mo · 102.7%)

ⓘ 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: $29,911
• − Mortgage interest: −$12,318
• − Property taxes: −$1,109
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$6,397
• Taxable income: $4,202
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $6,575/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: Lowell Area Schools
• NCES district ID: 2622050
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $64,828
• Composite: 50.37/100
• National rank: #1873
• State rank: #51 of 540 in MI

Livability — Cannonsburg

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

Census & demographics

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 293.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -131.59%
• Current HPI: 257.3691
• Rent YoY: —
• Metro: Grand Rapids-Kentwood, 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

+131.5% since first listed

23 events — show timeline

• 2026-03-25 Sold (Public Records) $185,000 Public Records
• 2026-03-16 Pending — MiRealSource-MiMLS
• 2026-03-16 Pending — REALCOMP
• 2026-03-16 Pending — SW Michigan MLS
• 2026-03-09 Listed $219,900 REALCOMP
• 2026-03-07 Listed $219,900 SW Michigan MLS
• 2026-03-07 Listed $219,900 MiRealSource-MiMLS
• 2015-01-24 Listing Removed — SW Michigan MLS
• 2015-01-24 Listing Removed — SW Michigan MLS
• 2015-01-24 Listing Removed — SW Michigan MLS
• 1996-07-08 Sold (MLS) $78,000 REALCOMP
• 1996-07-08 Sold (MLS) $78,000 SW Michigan MLS
• 1996-05-02 Listed $79,500 REALCOMP
• 1996-05-02 Listed $79,500 SW Michigan MLS
• 1996-04-18 Listing Removed — REALCOMP
• 1996-01-18 Listed $79,500 REALCOMP
• 1996-01-18 Listed $79,500 SW Michigan MLS
• 1995-11-12 Listing Removed — REALCOMP
• 1995-11-12 Listing Removed — REALCOMP
• 1995-07-05 Listed $79,900 REALCOMP
• 1995-07-05 Listed $79,900 REALCOMP
• 1995-07-05 Listed $79,900 SW Michigan MLS
• 1995-07-05 Listed $79,900 SW Michigan MLS

Property tax history

+18.1%/yr

Latest (2025): $1,109 · +137.5% YoY. Source: county tax records.