Integrity 1830 Plan · Byron, MI 49315

$440,770

4 bd · 2.5 ba · 1,830 sqft · SingleFamily · 289 Days on market

↓ 2% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Integrity 1830 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

Key facts

• 2 garage spots
• Listed 289 days

🏗️ New construction. The $440,770 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $509,362.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $441k.

Deal economics

• At list price, monthly cash flow is $-909 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (25.0% below list).
• Recommended offer: $330k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 1.7% in Byron — 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 66/100 on livability (#410 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Byron Center Public Schools (suburban): math 69% / reading 73% proficiency, ranked #15 of 540 in MI (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 285 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Recommended offer $330,500 (25.0% 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 289 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $509,362
• List price: $440,770
• Delta: -13.47%
• 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
6377 Southtown Ln	0.06mi	4/2.5	1,830 (0%)	1mo	$474,900	$260	96
6369 Southtown Ln	0.07mi	4/2.5	1,883 (+3%)	1mo	$479,900	$255	91
6559 Burlingame Ave SW	0.25mi	4/3.0	1,816 (-1%)	6mo	$465,000	$256	80
6361 Southtown Ln	0.08mi	4/2.5	2,062 (+13%)	2mo	$503,460	$244	74
6353 Southtown Ln	0.09mi	4/2.5	2,062 (+13%)	2mo	$489,900	$238	73
1445 64th St SW	0.37mi	4/2.5	1,929 (+5%)	2mo	$475,000	$246	72
1858 Northfield Ct SW	0.40mi	3/2.5 (-1)	1,750 (-4%)	0mo	$585,000	$334	69
1914 Northfield Ct SW	0.43mi	3/2.5 (-1)	1,752 (-4%)	2mo	$637,500	$364	66
6612 Northfield Dr SW	0.28mi	4/2.5	2,048 (+12%)	8mo	$504,500	$246	60
1818 Northfield Ct SW	0.33mi	3/2.0 (-1)	1,592 (-13%)	2mo	$500,000	$314	54
6567 Sunfield Dr SW	0.66mi	3/2.5 (-1)	1,916 (+5%)	9mo	$420,000	$219	49
1840 Northfield Ct SW	0.40mi	4/2.5	2,101 (+15%)	13mo	$505,000	$240	46

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: -29.7%
• Equity multiple: 0.02×
• Total profit: $-140,392
• Equity at exit: $75,948

10-year hold

• IRR: -30.5%
• Equity multiple: -0.38×
• Total profit: $-196,608
• Equity at exit: $44,040

Cash invested: $142,621 (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 49315

• Active inventory: 285
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,305 medium
• Mortgage (P&I): −$2,671
• Tax est. 1.5%: −$637 /mo · $7,640/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $-909

Break-even live

Break-even rent $4,456

Max offer price $377,809

Occupancy floor —

Sensitivity live

Price	-10% $-557	-5% $-733	+0% $-909	+5% $-1,085	+10% $-1,261
Rent	-10% $-1,170	-5% $-1,040	+0% $-909	+5% $-779	+10% $-648
Rate	-1.0pp $-653	-0.5pp $-780	base $-909	+0.5pp $-1,041	+1.0pp $-1,175

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: $127,341
• Closing costs: $15,281
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6219 S Saint SW Grandville, MI	1.0–3.0	1.0–3.5	1349	$3,305	$2.45	3d	18	1.21mi

Listing history 17 events

1. 2026-06-18
   days on market $440,770 Active 289 DOM
2. 2026-06-17
   days on market $440,770 Active 288 DOM
3. 2026-06-16
   days on market $440,770 Active 287 DOM
4. 2026-06-15
   days on market $440,770 Active 286 DOM
5. 2026-06-14
   days on market $440,770 Active 284 DOM
6. 2026-06-10
   days on market $440,770 Active 281 DOM
7. 2026-06-09
   days on market $440,770 Active 280 DOM
8. 2026-06-08
   days on market $440,770 Active 279 DOM
9. 2026-06-07
   days on market $440,770 Active 278 DOM
10. 2026-06-05
    days on market $440,770 Active 275 DOM
11. 2026-06-03
    days on market $440,770 Active 274 DOM
12. 2026-06-03
    days on market $440,770 Active 273 DOM
13. 2026-06-01
    days on market $440,770 Active 272 DOM
14. 2026-05-31
    days on market $440,770 Active 271 DOM
15. 2025-09-24
    price $440,770 130-char remark

    Show marketing remark (130 chars)

    The Integrity 1830 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

16. 2025-09-03
    price $453,770 130-char remark

    Show marketing remark (130 chars)

    The Integrity 1830 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

17. 2025-09-02
    listed $448,680 Active 130-char remark

    Show marketing remark (130 chars)

    The Integrity 1830 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

ⓘ 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: $39,660
• − Mortgage interest: −$28,532
• − Property taxes: −$7,640
• − Insurance: −$2,547
• − Repairs & maintenance: −$3,173
• − Management: −$3,173
• − Depreciation: −$14,818
• Taxable loss: −$20,223
• Est. tax savings @ 24.0%: +$4,853
• After-tax cash flow: $-6,056/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: Byron Center Public Schools
• NCES district ID: 2607560
• Math proficiency: 69% ▼ -2.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $63,763
• Composite: 61.5/100
• National rank: #753
• State rank: #15 of 540 in MI

Livability — Byron

• Score: 66/100
• State rank: #410
• US rank: #11251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,123

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Iranian 28% Romanian 5% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam, Philippines
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.78%
• Current HPI: 237.95
• 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

-1.8% since first listed

3 events — show timeline

• 2025-09-24 Price Changed $440,770 Zillow
• 2025-09-03 Price Changed $453,770 Zillow
• 2025-09-02 Listed $448,680 Zillow