1407 Kenwood Ave · Belding, MI 48809

$225,000

3 bd · 1.5 ba · 1,495 sqft · SingleFamily public records · 1 Days on market

Built 1925 8,712 sqft lot Est $239k · 6% 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 +23.1/30.0
• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water; Natural gas connected
• Home design: Ranch-style single family residence; Living room; Family room; Dining area; Entry level includes main living spaces
• Construction: Built in 1925; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Paved road access; Shed(s) on the property

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom; Third bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 8.4% 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $87k; list at $225k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1925 — 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. 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?
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: 1.02% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $239,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 Kenwood Ave	0.00mi	3/1.0	1,473 (-2%)	1mo	$235,000	$160	95
1498 Kenwood Ave	0.04mi	3/2.0	1,400 (-6%)	12mo	$255,000	$182	76
825 School Bell Ct	0.46mi	3/2.0	1,510 (+1%)	16mo	$299,900	$199	62
210 Midway St	0.10mi	3/2.0	1,672 (+12%)	16mo	$278,000	$166	60
7718 Whites Bridge Rd	0.68mi	3/1.5	1,468 (-2%)	7mo	$335,000	$228	60
509 W Congress St	0.72mi	3/2.0	1,499 (+0%)	7mo	$230,000	$153	58
833 Morgan Dr	0.38mi	4/3.0 (+1)	1,400 (-6%)	6mo	$325,000	$232	56
933 Masonic Ave	0.41mi	4/1.0 (+1)	1,408 (-6%)	11mo	$200,000	$142	55
920 Masonic St	0.45mi	4/1.5 (+1)	1,462 (-2%)	21mo	$170,000	$116	53
515 N State Rd	0.68mi	2/2.0 (-1)	1,606 (+7%)	9mo	$195,000	$121	41
910 W Ellis St	0.58mi	2/1.0 (-1)	1,392 (-7%)	21mo	$215,000	$154	37

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: 29.9%
• Equity multiple: 3.35×
• Total profit: $148,206
• Equity at exit: $202,698

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $416,107
• Equity at exit: $437,126

Cash invested: $63,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $404

Break-even live

Break-even rent $1,784

Max offer price $225,000

Occupancy floor 77%

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: $56,250
• Closing costs: $6,750
• 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	1.02mi

Listing history 11 events

1. 2026-04-11
   status Pending 796-char remark

   Show marketing remark (796 chars)

   Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

2. 2026-04-11
   status Pending 796-char remark

   Show marketing remark (796 chars)

   Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

3. 2026-04-11
   status Pending

   Show marketing remark (796 chars)

   Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

4. 2026-04-10
   listed $225,000 Active 796-char remark

   Show marketing remark (796 chars)

   Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

5. 2026-04-10
   listed $225,000 Active 796-char remark

   Show marketing remark (796 chars)

   Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

6. 2026-04-10
   listed $225,000 Active

   Show marketing remark (796 chars)

   Welcome to 1407 Kenwood Avenue! This beautifully updated 3-bedroom, 1-bath home is truly move-in ready and offers immediate possession, making it a must-see. The main living area features a spacious living room and dining room, perfect for everyday living and entertaining. You'll find three comfortable bedrooms, a full bathroom, and a conveniently located laundry room nearby. A very large bonus/flex room provides endless possibilities, ideal for a family room, home office, or play area. Step outside to enjoy the private backyard situated on an extra-deep lot, perfect for relaxing, entertaining, or creating your own outdoor oasis. Conveniently located near shops, restaurants, and an elementary school, this home combines comfort with a great location. Schedule your private showing today!

7. 2004-12-22
   soldstatus $87,000
8. 2004-12-22
   soldstatus $87,000
9. 2004-12-22
   soldstatus $87,000
10. 2004-08-25
    listed $93,000
11. 2004-08-25
    listed $93,000

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$919/yr (+$77/mo · 56.5%)

ⓘ 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 ≥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: −$12,603
• − Property taxes: −$1,627
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,545
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $4,550/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

+141.9% since first listed

11 events — show timeline

• 2026-04-11 Pending — REALCOMP
• 2026-04-11 Pending — MiRealSource-MiMLS
• 2026-04-11 Pending — SW Michigan MLS
• 2026-04-10 Listed $225,000 REALCOMP
• 2026-04-10 Listed $225,000 SW Michigan MLS
• 2026-04-10 Listed $225,000 MiRealSource-MiMLS
• 2004-12-22 Sold (Public Records) $87,000 Public Records
• 2004-12-22 Sold (MLS) $87,000 REALCOMP
• 2004-12-22 Sold (MLS) $87,000 SW Michigan MLS
• 2004-08-25 Listed $93,000 REALCOMP
• 2004-08-25 Listed $93,000 SW Michigan MLS

Property tax history

+2.2%/yr

Latest (2025): $1,627 · +2.1% YoY. Source: county tax records.