3449 Rich Rd · Twin Lake, MI 49445

$265,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 2002 2.17 ac lot Est $198k · 34% over

---

Why this score? — see what drove the F 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 +7.5/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 3449 Rich Rd, a beautifully updated 3-bedroom home set on over 2 acres with privacy, comfort, and everyday convenience. Inside, you'll find new flooring, an updated bathroom with a new vanity, and a newer kitchen featuring quartz countertops and newer stainless steel appliances. Enjoy easy indoor and outdoor living with a new deck, new Andersen exterior doors, and a slider. The insulated 2-stall attached garage includes 220V outlets, ideal for tools, hobbies, or workshop use. A separate 1-stall garage or barn with loft shelving adds valuable storage and flexibility. Outside, the peaceful country setting includes underground sprinkling, groomed trails, and a fire pit area for relaxing, entertaining, or enjoying the outdoors.

Key facts

• Fire pit area
• New deck
• Updated bathroom

Tags

• UPDATED BATHROOM
• NEW DECK
• NEW ANDERSEN EXTERIOR DOORS
• SEPARATE 1-STALL GARAGE
• UNDERGROUND SPRINKLING
• FIRE PIT AREA

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Natural gas available; Electricity available; Cable connected; High-speed internet
• Home design: Ranch-style single-family home; Entry level: single-story
• Construction: Built in 2002; Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Paved road access; Lot about 2.17 acres; Well water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen approx. 9 x 10
• Bedrooms: Primary bedroom (12 x 11); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Bathrooms: 1 full bathroom; Primary bathroom (10 x 5)
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Fireplace; 7 total rooms
• Laundry & utility: Washer; Dedicated laundry room (7 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (31.7% below list).
• Recommended offer: $181k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.7% in Twin Lake — 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 70/100 on livability (#307 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Reeths-Puffer Schools (suburban): math 28% / reading 44% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Muskegon 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 24y 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.

Recommended offer $180,953 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.80%
• Cash-on-cash: -5.33%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $197,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3266 Holton Rd	0.19mi	2/1.0 (-1)	986 (+3%)	12mo	$190,000	$193	72
3345 Dalson Rd	0.61mi	3/1.0	1,097 (+14%)	8mo	$226,200	$206	41

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: 20.5%
• Equity multiple: 2.66×
• Total profit: $123,307
• Equity at exit: $238,733

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $379,600
• Equity at exit: $514,837

Cash invested: $74,200 (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 49445

• Home prices YoY: 7.2%
• Active inventory: 144
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-330

Break-even live

Break-even rent $2,227

Max offer price $206,747

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-255	+0% $-330	+5% $-405	+10% $-480
Rent	-10% $-473	-5% $-401	+0% $-330	+5% $-258	+10% $-187
Rate	-1.0pp $-196	-0.5pp $-262	base $-330	+0.5pp $-398	+1.0pp $-468

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-05-31
   status $265,000 Pending 8 DOM
2. 2026-05-30
   days on market $265,000 Active 8 DOM
3. 2026-05-22
   listed $265,000 Active 744-char remark

   Show marketing remark (744 chars)

   Welcome to 3449 Rich Rd, a beautifully updated 3-bedroom home set on over 2 acres with privacy, comfort, and everyday convenience. Inside, you'll find new flooring, an updated bathroom with a new vanity, and a newer kitchen featuring quartz countertops and newer stainless steel appliances. Enjoy easy indoor and outdoor living with a new deck, new Andersen exterior doors, and a slider. The insulated 2-stall attached garage includes 220V outlets, ideal for tools, hobbies, or workshop use. A separate 1-stall garage or barn with loft shelving adds valuable storage and flexibility. Outside, the peaceful country setting includes underground sprinkling, groomed trails, and a fire pit area for relaxing, entertaining, or enjoying the outdoors.

4. 2026-05-22
   listed $265,000 Active 744-char remark

   Show marketing remark (744 chars)

   Welcome to 3449 Rich Rd, a beautifully updated 3-bedroom home set on over 2 acres with privacy, comfort, and everyday convenience. Inside, you'll find new flooring, an updated bathroom with a new vanity, and a newer kitchen featuring quartz countertops and newer stainless steel appliances. Enjoy easy indoor and outdoor living with a new deck, new Andersen exterior doors, and a slider. The insulated 2-stall attached garage includes 220V outlets, ideal for tools, hobbies, or workshop use. A separate 1-stall garage or barn with loft shelving adds valuable storage and flexibility. Outside, the peaceful country setting includes underground sprinkling, groomed trails, and a fire pit area for relaxing, entertaining, or enjoying the outdoors.

5. 2026-05-22
   listed $265,000 Active

   Show marketing remark (744 chars)

   Welcome to 3449 Rich Rd, a beautifully updated 3-bedroom home set on over 2 acres with privacy, comfort, and everyday convenience. Inside, you'll find new flooring, an updated bathroom with a new vanity, and a newer kitchen featuring quartz countertops and newer stainless steel appliances. Enjoy easy indoor and outdoor living with a new deck, new Andersen exterior doors, and a slider. The insulated 2-stall attached garage includes 220V outlets, ideal for tools, hobbies, or workshop use. A separate 1-stall garage or barn with loft shelving adds valuable storage and flexibility. Outside, the peaceful country setting includes underground sprinkling, groomed trails, and a fire pit area for relaxing, entertaining, or enjoying the outdoors.

6. 2024-06-06
   soldstatus $243,000
7. 2024-06-04
   soldstatus $243,000 Sold
8. 2024-06-04
   soldstatus $243,000 Closed
9. 2024-06-04
   soldstatus $243,000 Sold
10. 2024-05-15
    status Pending
11. 2024-05-15
    status Pending
12. 2024-05-15
    status Pending
13. 2024-05-08
    price $240,000
14. 2024-05-08
    price $240,000
15. 2024-05-07
    price $240,000
16. 2024-05-02
    historical Accepting Backup Offers
17. 2024-05-02
    historical Accepting Backup Offers
18. 2024-05-02
    historical Active - Backup Offers Accepted
19. 2024-04-26
    listed $218,000 Active
20. 2024-04-26
    listed $218,000 Active
21. 2024-04-26
    listed $218,000 Active
22. 2016-11-22
    soldstatus $90,000
23. 2016-11-08
    soldstatus $90,000
24. 2016-11-08
    soldstatus $90,000 Sold
25. 2016-09-27
    status Pending
26. 2016-09-23
    listed $89,900 Active
27. 2016-09-22
    listed $89,900
28. 2014-09-15
    historical
29. 2009-03-23
    soldstatus $50,000
30. 2009-03-23
    soldstatus $50,000
31. 2008-08-27
    listed $54,900
32. 2008-08-27
    listed $54,900
33. 2008-08-20
    historical
34. 2008-08-20
    historical
35. 2008-08-20
    historical
36. 2008-04-10
    listed $79,900
37. 2008-04-10
    listed $79,900
38. 2008-04-10
    listed $79,900
39. 2008-04-10
    listed $79,900
40. 2003-08-04
    soldstatus $97,000
41. 2003-08-04
    soldstatus $97,000
42. 2003-08-01
    soldstatus $97,000
43. 2002-04-17
    listed $99,900
44. 2002-04-17
    listed $99,900

ⓘ 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: $3,110 · $259/mo
• Projected year-2 tax: $3,596 · $300/mo
• Expected delta: +$485/yr (+$40/mo · 15.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,714
• − Mortgage interest: −$14,844
• − Property taxes: −$3,110
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$7,709
• Taxable loss: −$8,748
• Est. tax savings @ 24.0%: +$2,100
• After-tax cash flow: $-1,857/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: Reeths-Puffer Schools
• NCES district ID: 2629540
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,223
• Composite: 31.62/100
• National rank: #5942
• State rank: #254 of 540 in MI

Livability — Twin Lake

• Score: 70/100
• State rank: #307
• US rank: #7611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,090

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 10% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.82%
• Current HPI: 605.31
• 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

+165.3% since first listed

42 events — show timeline

• 2026-05-22 Listed $265,000 SW Michigan MLS
• 2026-05-22 Listed $265,000 REALCOMP
• 2026-05-22 Listed $265,000 MiRealSource-MiMLS
• 2024-06-06 Sold (Public Records) $243,000 Public Records
• 2024-06-04 Sold (MLS) $243,000 SW Michigan MLS
• 2024-06-04 Sold (MLS) $243,000 MiRealSource-MiMLS
• 2024-06-04 Sold (MLS) $243,000 REALCOMP
• 2024-05-15 Pending — REALCOMP
• 2024-05-15 Pending — MiRealSource-MiMLS
• 2024-05-15 Pending — SW Michigan MLS
• 2024-05-08 Price Changed $240,000 MiRealSource-MiMLS
• 2024-05-08 Price Changed $240,000 REALCOMP
• 2024-05-07 Price Changed $240,000 SW Michigan MLS
• 2024-05-02 Contingent — MiRealSource-MiMLS
• 2024-05-02 Contingent — REALCOMP
• 2024-05-02 Contingent — SW Michigan MLS
• 2024-04-26 Listed $218,000 SW Michigan MLS
• 2024-04-26 Listed $218,000 MiRealSource-MiMLS
• 2024-04-26 Listed $218,000 REALCOMP
• 2016-11-22 Sold (Public Records) $90,000 Public Records
• 2016-11-08 Sold (MLS) $90,000 SW Michigan MLS
• 2016-11-08 Sold (MLS) $90,000 REALCOMP
• 2016-09-27 Pending — SW Michigan MLS
• 2016-09-23 Listed $89,900 SW Michigan MLS
• 2016-09-22 Listed $89,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2009-03-23 Sold (MLS) $50,000 REALCOMP
• 2009-03-23 Sold (MLS) $50,000 SW Michigan MLS
• 2008-08-27 Listed $54,900 REALCOMP
• 2008-08-27 Listed $54,900 SW Michigan MLS
• 2008-08-20 Listing Removed — REALCOMP
• 2008-08-20 Listing Removed — REALCOMP
• 2008-08-20 Listing Removed — SW Michigan MLS
• 2008-04-10 Listed $79,900 REALCOMP
• 2008-04-10 Listed $79,900 REALCOMP
• 2008-04-10 Listed $79,900 SW Michigan MLS
• 2008-04-10 Listed $79,900 SW Michigan MLS
• 2003-08-04 Sold (MLS) $97,000 REALCOMP
• 2003-08-04 Sold (MLS) $97,000 SW Michigan MLS
• 2003-08-01 Sold (Public Records) $97,000 Public Records
• 2002-04-17 Listed $99,900 REALCOMP
• 2002-04-17 Listed $99,900 SW Michigan MLS

Property tax history

+8.7%/yr

Latest (2025): $3,110 · +49.9% YoY. Source: county tax records.