7204 E Grand River Ave #253 · Portland, MI 48875

$93,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 120 Days on market

Built 2021 Est $75k · 24% over $729/mo HOA · 40% of rent

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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).

• Cash flow +16.8/30.0
• 1% rule +10.0/10.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

Key facts

• Built 2021
• Listed 120 days

Property features AI

Finance

• HOA & community: Monthly association fee of $729; Association includes water, trash, and sewer; Has association

Exterior

• Parking: No attached garage; Has carport
• Utilities: Public water
• Home design: Residential property; Other architectural style; Built in 2021; Shingle roof
• Construction: Vinyl siding
• Exterior features: Leased land

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Storm window features; Total of 8 rooms; Slab basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $60 ($715/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.5% in Portland — 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 77/100 on livability (#121 in MI, #2,947 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Portland Public Schools (town): math 30% / reading 50% proficiency, ranked #191 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.95% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $75,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7204 E Grand River Ave #29	0.00mi	3/2.0 (-1)	1,500 (0%)	2mo	$75,000	$50	94

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-10,800
• Equity at exit: $13,867

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-2,588
• Equity at exit: $8,041

Cash invested: $26,040 (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 48875

• Home prices YoY: -29.5%
• Active inventory: 46
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$729
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $60

Break-even live

Break-even rent $1,736

Max offer price $93,000

Occupancy floor 92%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7204 E Grand River Ave Portland, MI	3.0	2.0	1336	$1,449	$1.08	2d	1	0.12mi

HOA detail

• Monthly dues: $729 · $8,748/yr

Listing history 12 events

1. 2026-05-13
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

2. 2026-05-13
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

3. 2026-05-13
   status Pending

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

4. 2026-01-16
   status Active 481-char remark

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

5. 2026-01-16
   status Active 481-char remark

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

6. 2026-01-16
   status Active

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

7. 2026-01-15
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

8. 2026-01-15
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

9. 2026-01-15
   status Pending

   Show marketing remark (481 chars)

   Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

10. 2026-01-12
    listed $93,000 Active 481-char remark

    Show marketing remark (481 chars)

    Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

11. 2026-01-09
    listed $93,000 Active 481-char remark

    Show marketing remark (481 chars)

    Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

12. 2026-01-09
    listed $93,000 Active

    Show marketing remark (481 chars)

    Welcome to this beautiful 2021 4-bedroom, 2-bath home located in the desirable Sunset Ridge community. This well-maintained residence offers an open and inviting layout, perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a warm and functional heart of the home. This is a perimeter lot with farm land behind! Enjoy the peaceful scenery and wildlife!You don't want to miss out on this sweet deal!

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

Taxation est. · year 1

• Rental income: $21,741
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$8,748
• − Depreciation: −$2,705
• Taxable loss: −$261
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $777/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: Portland Public Schools
• NCES district ID: 2629120
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $61,869
• Composite: 35.55/100
• National rank: #4905
• State rank: #191 of 540 in MI

Livability — Portland

• Score: 77/100
• State rank: #121
• US rank: #2947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ionia County · 11,400 people
• City population: 11,400
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 11,400
• Household income: $94,216
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 161.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 6% Romanian 6% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -103.69%
• Current HPI: 248.2974
• 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

+0.0% since first listed

12 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — SW Michigan MLS
• 2026-01-16 Relisted — REALCOMP
• 2026-01-16 Relisted — MiRealSource-MiMLS
• 2026-01-16 Relisted — SW Michigan MLS
• 2026-01-15 Pending — REALCOMP
• 2026-01-15 Pending — MiRealSource-MiMLS
• 2026-01-15 Pending — SW Michigan MLS
• 2026-01-12 Listed $93,000 REALCOMP
• 2026-01-09 Listed $93,000 SW Michigan MLS
• 2026-01-09 Listed $93,000 MiRealSource-MiMLS