107 E Congress St · Belding, MI 48809

$249,900

4 bd · 1.5 ba · 1,516 sqft · SingleFamily public records · 41 Days on market

Built 1900 4,356 sqft lot $165/sqft · 18% above area Est $211k · 18% over

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Why this score? — see what drove the C- 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 +19.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully updated home blending historic charm with modern amenities in an unbeatable location just steps from downtown shops, restaurants, parks, schools, the Flat River Trail, and local cafes. Completely remodeled from top to bottom, this move-in ready home features a NEW roof, siding, windows, kitchen, flooring, paint throughout, two full bathrooms, updated electrical and plumbing, plus a newer furnace and water heater. The spacious living room offers plenty of room to gather, while the 4-season porch and finished lower-level play/recreation area provide additional flexible living space. Enjoy relaxing or entertaining in the private backyard, all while being conveniently located near public access to the Flat River and East Riverside Park just a half mile away. With so many major updates already completed, this home is truly turn-key and won't last long. Schedule your private showing today!

Key facts

• Remodeled
• New siding
• Updated home

Tags

• UPDATED HOME
• MODERN AMENITIES
• REMODELED
• NEW ROOF
• NEW SIDING
• NEW WINDOWS

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional style; Single-family residence; Residential property
• Construction: Built in 1900; Vinyl siding; Shingle roof; Full basement foundation
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 12 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (8.2% below list).
• Recommended offer: $230k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.5% in Belding — 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 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, schools D-, amenities 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.
• Market conditions: 72 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 $27k of equity ($2k loan paydown + $25k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

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

Recommended offer $229,500 (8.2% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $211,370
• List price: $249,900
• Delta: 18.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 S Broas St	0.34mi	4/2.0	1,512 (-0%)	1mo	$255,000	$169	81
509 W Congress St	0.30mi	3/2.0 (-1)	1,499 (-1%)	7mo	$230,000	$153	71
547 Ionia St	0.34mi	3/1.0 (-1)	1,377 (-9%)	1mo	$249,400	$181	61
747 Root St	0.73mi	3/1.0 (-1)	1,513 (-0%)	0mo	$205,000	$135	58
377 White Pine Ct	0.66mi	3/2.0 (-1)	1,555 (+3%)	1mo	$269,900	$174	57
115 E Center St	0.19mi	3/1.0 (-1)	1,304 (-14%)	6mo	$225,000	$173	56
206 Pine Meadow Dr	0.74mi	3/2.0 (-1)	1,544 (+2%)	3mo	$295,000	$191	53
114 Vincent St	0.60mi	4/2.0	1,634 (+8%)	5mo	$250,000	$153	53
425 Woodland Ave	0.55mi	4/2.0	1,651 (+9%)	6mo	$210,000	$127	52
421 Lewis St	0.44mi	4/2.0	1,738 (+15%)	3mo	$212,000	$122	50
749 Pine Ridge Dr	0.71mi	3/2.0 (-1)	1,619 (+7%)	2mo	$287,500	$178	47
833 Morgan Dr	0.69mi	4/3.0	1,400 (-8%)	6mo	$325,000	$232	44

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $154,167
• Equity at exit: $225,130

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $439,548
• Equity at exit: $485,501

Cash invested: $69,972 (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: 72
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $285

Break-even live

Break-even rent $1,934

Max offer price $249,900

Occupancy floor 83%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 White Pine Ct Belding, MI	4.0	2.5	1750	$2,295	$1.31	10d	1	0.67mi

Listing history 31 events

1. 2026-06-18
   days on market $249,900 Active 41 DOM
2. 2026-06-17
   days on market $249,900 Active 40 DOM
3. 2026-06-16
   days on market $249,900 Active 39 DOM
4. 2026-06-15
   days on market $249,900 Active 38 DOM
5. 2026-06-14
   days on market $249,900 Active 36 DOM
6. 2026-06-10
   days on market $249,900 Active 33 DOM
7. 2026-06-09
   days on market $249,900 Active 32 DOM
8. 2026-06-08
   days on market $249,900 Active 31 DOM
9. 2026-06-07
   days on market $249,900 Active 30 DOM
10. 2026-06-03
    days on market $249,900 Active 26 DOM
11. 2026-06-03
    days on market $249,900 Active 25 DOM
12. 2026-06-01
    days on market $249,900 Active 24 DOM
13. 2026-05-31
    days on market $249,900 Active 23 DOM
14. 2026-05-08
    listed $254,900 Active 908-char remark

    Show marketing remark (908 chars)

    Beautifully updated home blending historic charm with modern amenities in an unbeatable location just steps from downtown shops, restaurants, parks, schools, the Flat River Trail, and local cafes. Completely remodeled from top to bottom, this move-in ready home features a NEW roof, siding, windows, kitchen, flooring, paint throughout, two full bathrooms, updated electrical and plumbing, plus a newer furnace and water heater. The spacious living room offers plenty of room to gather, while the 4-season porch and finished lower-level play/recreation area provide additional flexible living space. Enjoy relaxing or entertaining in the private backyard, all while being conveniently located near public access to the Flat River and East Riverside Park just a half mile away. With so many major updates already completed, this home is truly turn-key and won't last long. Schedule your private showing today!

15. 2026-05-08
    listed $254,900 Active 908-char remark

    Show marketing remark (908 chars)

    Beautifully updated home blending historic charm with modern amenities in an unbeatable location just steps from downtown shops, restaurants, parks, schools, the Flat River Trail, and local cafes. Completely remodeled from top to bottom, this move-in ready home features a NEW roof, siding, windows, kitchen, flooring, paint throughout, two full bathrooms, updated electrical and plumbing, plus a newer furnace and water heater. The spacious living room offers plenty of room to gather, while the 4-season porch and finished lower-level play/recreation area provide additional flexible living space. Enjoy relaxing or entertaining in the private backyard, all while being conveniently located near public access to the Flat River and East Riverside Park just a half mile away. With so many major updates already completed, this home is truly turn-key and won't last long. Schedule your private showing today!

16. 2026-05-08
    listed $254,900 Active

    Show marketing remark (908 chars)

    Beautifully updated home blending historic charm with modern amenities in an unbeatable location just steps from downtown shops, restaurants, parks, schools, the Flat River Trail, and local cafes. Completely remodeled from top to bottom, this move-in ready home features a NEW roof, siding, windows, kitchen, flooring, paint throughout, two full bathrooms, updated electrical and plumbing, plus a newer furnace and water heater. The spacious living room offers plenty of room to gather, while the 4-season porch and finished lower-level play/recreation area provide additional flexible living space. Enjoy relaxing or entertaining in the private backyard, all while being conveniently located near public access to the Flat River and East Riverside Park just a half mile away. With so many major updates already completed, this home is truly turn-key and won't last long. Schedule your private showing today!

17. 2025-08-25
    soldstatus $239,900 Sold
18. 2025-08-25
    soldstatus $239,900 Closed
19. 2025-08-25
    soldstatus $239,900 Closed
20. 2025-08-25
    soldstatus $239,900
21. 2025-07-31
    status Pending
22. 2025-07-31
    status Pending
23. 2025-07-31
    status Pending
24. 2025-07-24
    listed $239,900 Active
25. 2025-07-24
    listed $239,900 Active
26. 2025-07-24
    listed $239,900 Active
27. 2025-05-12
    soldstatus $80,000
28. 2014-09-16
    historical
29. 2002-08-21
    historical
30. 2002-01-21
    listed $39,000
31. 2002-01-21
    listed $39,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $2,605 · $217/mo
• Expected delta: +$1,244/yr (+$104/mo · 91.4%)

ⓘ 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 ≥98°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: $27,540
• − Mortgage interest: −$13,998
• − Property taxes: −$1,361
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$7,270
• Taxable loss: −$745
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $3,599/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

+540.8% since first listed

21 events — show timeline

• 2026-05-26 Price Changed $249,900 MiRealSource-MiMLS
• 2026-05-26 Price Changed $249,900 REALCOMP
• 2026-05-26 Price Changed $249,900 SW Michigan MLS
• 2026-05-08 Listed $254,900 SW Michigan MLS
• 2026-05-08 Listed $254,900 REALCOMP
• 2026-05-08 Listed $254,900 MiRealSource-MiMLS
• 2025-08-25 Sold (Public Records) $239,900 Public Records
• 2025-08-25 Sold (MLS) $239,900 MiRealSource-MiMLS
• 2025-08-25 Sold (MLS) $239,900 SW Michigan MLS
• 2025-08-25 Sold (MLS) $239,900 REALCOMP
• 2025-07-31 Pending — REALCOMP
• 2025-07-31 Pending — MiRealSource-MiMLS
• 2025-07-31 Pending — SW Michigan MLS
• 2025-07-24 Listed $239,900 MiRealSource-MiMLS
• 2025-07-24 Listed $239,900 SW Michigan MLS
• 2025-07-24 Listed $239,900 REALCOMP
• 2025-05-12 Sold (Public Records) $80,000 Public Records
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2002-08-21 Listing Removed — REALCOMP
• 2002-01-21 Listed $39,000 REALCOMP
• 2002-01-21 Listed $39,000 SW Michigan MLS

Property tax history

+5.7%/yr

Latest (2025): $1,361 · +2.7% YoY. Source: county tax records.