305 W Pine St · Big Rapids, MI 49307

$154,900

3 bd · 2.0 ba · 1,478 sqft · SingleFamily · 140 Days on market

Built 1900 0.34 ac lot $105/sqft · 11% below area Est $174k · 11% under

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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).

• ARV discount +12.4/15.0
• Cash flow +12.2/30.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

Key facts

• Corner lot location
• 0.34 acre lot
• 2 garage spots

Tags

• MAIN LEVEL PRIMARY BEDROOM
• DETACHED 2 CAR GARAGE
• CORNER LOT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-30 ($-360/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (15.0% below list).
• Recommended offer: $132k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in Big Rapids — 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 73/100 on livability (#209 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Rapids Middle School (math 30% / reading 50%, grade F, #211 of 493 statewide, top 43%, 646 students, 54% FRL); Big Rapids High School (math 37% / reading 62%, grade D, #154 of 713 statewide, top 25%, 714 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 191 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $131,709 (15.0% 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. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $173,944
• List price: $154,900
• Delta: -10.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Sanborn Ave	0.37mi	3/1.0	1,414 (-4%)	1mo	$160,000	$113	71
118 E Grand Traverse St	0.36mi	4/2.0 (+1)	1,394 (-6%)	4mo	$179,000	$128	66
416 Division St	0.47mi	2/1.0 (-1)	1,500 (+2%)	2mo	$180,000	$120	65
619 Rose Ave Ave	0.33mi	3/1.0	1,588 (+7%)	7mo	$155,000	$98	62
513 Rose Ave	0.23mi	3/1.0	1,261 (-15%)	3mo	$199,500	$158	58
20600 Rolling Hills Ln	0.63mi	3/3.0	1,434 (-3%)	4mo	$398,500	$278	58
315 W Pere Marquette St	0.54mi	3/1.0	1,350 (-9%)	2mo	$164,900	$122	55
717 Rose Ave	0.42mi	4/2.5 (+1)	1,614 (+9%)	8mo	$200,000	$124	52
629 Rose Ave	0.36mi	2/1.0 (-1)	1,318 (-11%)	8mo	$160,000	$121	50
617 Green St	0.61mi	4/2.5 (+1)	1,632 (+10%)	1mo	$221,800	$136	46
817 N 4th Ave	0.69mi	3/1.0	1,300 (-12%)	2mo	$160,000	$123	42
512 Clark St	0.53mi	2/1.0 (-1)	1,310 (-11%)	9mo	$197,000	$150	40

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-26,990
• Equity at exit: $23,096

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-25,880
• Equity at exit: $13,393

Cash invested: $43,372 (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 49307

• Active inventory: 191
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-30

Break-even live

Break-even rent $1,355

Max offer price $150,562

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $24	+0% $-30	+5% $-84	+10% $-137
Rent	-10% $-134	-5% $-82	+0% $-30	+5% $22	+10% $74
Rate	-1.0pp $48	-0.5pp $9	base $-30	+0.5pp $-70	+1.0pp $-111

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 N State St Unit 3 Big Rapids, MI	3.0	1.0	1200	$1,300	$1.08	45d	1	0.13mi
15345 Venlo Dr Big Rapids, MI	4.0	2.0	1600	$500	$0.31	25d	1	1.18mi

Listing history 46 events

1. 2026-06-19
   days on market $154,900 Active 140 DOM
2. 2026-06-18
   days on market $154,900 Active 139 DOM
3. 2026-06-17
   status $154,900 Active 138 DOM
4. 2026-05-18
   status Pending 252-char remark

   Show marketing remark (252 chars)

   2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

5. 2026-05-18
   status Pending 252-char remark

   Show marketing remark (252 chars)

   2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

6. 2026-05-18
   status Pending

   Show marketing remark (252 chars)

   2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

7. 2026-05-14
   price $154,900 252-char remark

   Show marketing remark (252 chars)

   2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

8. 2026-05-14
   price $154,900 252-char remark

   Show marketing remark (252 chars)

   2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

9. 2026-05-14
   price $154,900

   Show marketing remark (252 chars)

   2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

10. 2026-04-22
    price $169,900 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

11. 2026-04-22
    price $169,900 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

12. 2026-04-22
    price $169,900

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

13. 2026-03-20
    price $174,900 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

14. 2026-03-19
    price $174,900 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

15. 2026-03-19
    price $174,900

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

16. 2026-02-19
    price $179,900 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

17. 2026-02-18
    price $179,900 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

18. 2026-02-18
    price $179,900

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

19. 2025-12-31
    listed $184,900 Active 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

20. 2025-12-31
    listed $184,900 Active 252-char remark

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

21. 2025-12-31
    listed $184,900 Active

    Show marketing remark (252 chars)

    2 story home with 3 bedrooms and 2 baths. Located in Big Rapids. Main level primary bedroom with shower. Detached 2 car garage and corner lot location. Shared alley. Property is eligible under Freddie Mac First Look Initiative through January 30, 2026.

22. 2024-06-21
    historical
23. 2024-06-21
    historical
24. 2024-03-07
    price $230,000
25. 2024-03-06
    price $230,000
26. 2024-03-06
    status Active
27. 2024-03-06
    status Active
28. 2024-03-06
    price $230,000
29. 2023-12-18
    historical
30. 2023-12-18
    historical
31. 2023-12-07
    listed $235,000 Active
32. 2023-12-07
    listed $235,000 Active
33. 2022-05-17
    soldstatus $219,900 Sold
34. 2022-05-17
    soldstatus $219,900 Sold
35. 2022-04-27
    status Pending
36. 2022-04-27
    status Pending
37. 2022-04-26
    historical Accepting Backup Offers
38. 2022-04-26
    historical Active Backup
39. 2022-03-07
    listed $229,900 Active
40. 2022-03-07
    listed $229,900 Active
41. 2022-03-07
    listed $229,900
42. 2005-06-03
    soldstatus $114,000
43. 2005-06-03
    soldstatus $114,000
44. 2005-06-01
    soldstatus $114,000
45. 2003-09-28
    listed $119,900
46. 2003-09-28
    listed $119,900

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

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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,805
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,506
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $361/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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Big Rapids

• Score: 73/100
• State rank: #209
• US rank: #5231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Rapids, MI
• County: Mecosta County · 18,407 people
• City population: 18,407
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, 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

+29.2% since first listed

43 events — show timeline

• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — SW Michigan MLS
• 2026-05-14 Price Changed $154,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $154,900 REALCOMP
• 2026-05-14 Price Changed $154,900 SW Michigan MLS
• 2026-04-22 Price Changed $169,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $169,900 REALCOMP
• 2026-04-22 Price Changed $169,900 SW Michigan MLS
• 2026-03-20 Price Changed $174,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $174,900 REALCOMP
• 2026-03-19 Price Changed $174,900 SW Michigan MLS
• 2026-02-19 Price Changed $179,900 MiRealSource-MiMLS
• 2026-02-18 Price Changed $179,900 REALCOMP
• 2026-02-18 Price Changed $179,900 SW Michigan MLS
• 2025-12-31 Listed $184,900 SW Michigan MLS
• 2025-12-31 Listed $184,900 MiRealSource-MiMLS
• 2025-12-31 Listed $184,900 REALCOMP
• 2024-06-21 Listing Removed — MiRealSource-MiMLS
• 2024-06-21 Listing Removed — REALCOMP
• 2024-03-07 Price Changed $230,000 MiRealSource-MiMLS
• 2024-03-06 Price Changed $230,000 REALCOMP
• 2024-03-06 Relisted — REALCOMP
• 2024-03-06 Relisted — MiRealSource-MiMLS
• 2024-03-06 Price Changed $230,000 SW Michigan MLS
• 2023-12-18 Listing Removed — MiRealSource-MiMLS
• 2023-12-18 Listing Removed — REALCOMP
• 2023-12-07 Listed $235,000 MiRealSource-MiMLS
• 2023-12-07 Listed $235,000 REALCOMP
• 2022-05-17 Sold (MLS) $219,900 SW Michigan MLS
• 2022-05-17 Sold (MLS) $219,900 REALCOMP
• 2022-04-27 Pending — REALCOMP
• 2022-04-27 Pending — SW Michigan MLS
• 2022-04-26 Contingent — REALCOMP
• 2022-04-26 Contingent — SW Michigan MLS
• 2022-03-07 Listed $229,900 MiRealSource-MiMLS
• 2022-03-07 Listed $229,900 SW Michigan MLS
• 2022-03-07 Listed $229,900 REALCOMP
• 2005-06-03 Sold (MLS) $114,000 REALCOMP
• 2005-06-03 Sold (MLS) $114,000 SW Michigan MLS
• 2005-06-01 Sold (Public Records) $114,000 Public Records
• 2003-09-28 Listed $119,900 REALCOMP
• 2003-09-28 Listed $119,900 SW Michigan MLS