165 E Division St NE · Rockford, MI 49341

$248,000

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 21 Days on market

Built 1942 6,316 sqft lot Est $324k · 23% 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 +15.0/15.0
• Cash flow +12.8/30.0
• Schools +5.5/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 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

Downtown Rockford living and award winning Rockford Schools, this 3-bedroom, 2-bath home offers walkability to amazing restaurants, ice cream shops, parks, and year-round community activities. The main floor features a spacious living room, kitchen, dining area with easy access to the back deck, 2 bedrooms, and a full bath. The upper level offers the 3rd bedroom, while the basement includes laundry, a full bath, storage, and mechanicals. Outside, enjoy a spacious fenced backyard and large deck perfect for entertaining or relaxing. A wonderful opportunity to add your personal touches and make this home your own!

Key facts

• Large deck
• Walkability to parks
• 6,316 sq ft lot

Tags

• DOWNTOWN ROCKFORD LIVING
• AWARD WINNING ROCKFORD SCHOOLS
• WALKABILITY TO ICE CREAM SHOPS
• WALKABILITY TO PARKS
• SPACIOUS FENCED BACKYARD
• LARGE DECK

Property features AI

Finance

• Financial info: Home warranty included

Exterior

• Utilities: Natural gas connected; High-speed internet available; Public water
• Home design: Cape Cod-style single-family home; Built in 1942; Public water; Paved road access
• Construction: Vinyl siding; Composition roof; Built in 1942
• Exterior features: Sidewalk; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced-air heating
• Interior features: Eat-in kitchen; Insulated windows; Michigan-style basement; Seven total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (14.7% below list).
• Recommended offer: $212k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Rockford — 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 75/100 on livability (#153 in MI, #3,827 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Rockford Public Schools (suburban): math 59% / reading 64% proficiency, ranked #28 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 271 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 35y ago; this cycle's ask has dropped $52k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $248k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,510 (14.7% 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. Built in 1942 — 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 A-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?
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: 0.85% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $323,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Lincoln Ct	0.18mi	3/1.5	1,310 (+8%)	8mo	$290,000	$221	71
253 Courtland St	0.30mi	3/1.5	1,318 (+9%)	20mo	$300,000	$228	54
88 James St	0.57mi	4/2.0 (+1)	1,232 (+2%)	11mo	$355,000	$288	54
8159 Northland Dr NE	0.46mi	3/1.0	1,351 (+12%)	14mo	$320,000	$237	45
350 Adolph Ave	0.69mi	3/2.0	1,104 (-9%)	9mo	$300,000	$272	44
336 Lewis St	0.61mi	3/2.0	1,072 (-11%)	9mo	$257,050	$240	44
290 Longview Dr	0.48mi	3/2.0	1,351 (+12%)	16mo	$375,000	$278	42
192 Rollingwood Dr	0.53mi	3/2.0	1,034 (-14%)	8mo	$373,000	$361	42
366 Adolph Ave NE	0.73mi	4/2.0 (+1)	1,160 (-4%)	13mo	$285,000	$246	42
365 Norwood St	0.70mi	3/2.0	1,344 (+11%)	14mo	$380,000	$283	35
280 Norwood St	0.56mi	3/1.0	1,344 (+11%)	23mo	$305,000	$227	34
263 N Monroe St	0.52mi	2/1.0 (-1)	1,026 (-15%)	21mo	$275,000	$268	26

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-41,703
• Equity at exit: $36,978

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-38,210
• Equity at exit: $21,443

Cash invested: $69,440 (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 49341

• Home prices YoY: -33.8%
• Active inventory: 271
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$1,301
• Tax from tax record: −$291 /mo · $3,494/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-24

Break-even live

Break-even rent $2,146

Max offer price $243,738

Occupancy floor 96%

Sensitivity live

Price	-10% $116	-5% $46	+0% $-24	+5% $-94	+10% $-165
Rent	-10% $-191	-5% $-108	+0% $-24	+5% $59	+10% $143
Rate	-1.0pp $101	-0.5pp $39	base $-24	+0.5pp $-88	+1.0pp $-154

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   price $248,000 Active 21 DOM
2. 2026-06-18
   days on market $275,000 Active 21 DOM
3. 2026-06-17
   days on market $275,000 Active 20 DOM
4. 2026-06-16
   days on market $275,000 Active 19 DOM
5. 2026-06-15
   days on market $275,000 Active 18 DOM
6. 2026-06-14
   days on market $275,000 Active 16 DOM
7. 2026-06-13
   days on market $275,000 Active 15 DOM
8. 2026-06-10
   days on market $275,000 Active 13 DOM
9. 2026-06-09
   days on market $275,000 Active 12 DOM
10. 2026-06-08
    days on market $275,000 Active 11 DOM
11. 2026-06-07
    pricedays on market $275,000 Active 10 DOM
12. 2026-06-05
    days on market $300,000 Active 7 DOM
13. 2026-06-03
    days on market $300,000 Active 6 DOM
14. 2026-06-03
    days on market $300,000 Active 5 DOM
15. 2026-06-01
    days on market $300,000 Active 4 DOM
16. 2026-05-31
    days on market $300,000 Active 3 DOM
17. 2026-05-28
    listed $300,000 Active 618-char remark

    Show marketing remark (618 chars)

    Downtown Rockford living and award winning Rockford Schools, this 3-bedroom, 2-bath home offers walkability to amazing restaurants, ice cream shops, parks, and year-round community activities. The main floor features a spacious living room, kitchen, dining area with easy access to the back deck, 2 bedrooms, and a full bath. The upper level offers the 3rd bedroom, while the basement includes laundry, a full bath, storage, and mechanicals. Outside, enjoy a spacious fenced backyard and large deck perfect for entertaining or relaxing. A wonderful opportunity to add your personal touches and make this home your own!

18. 2026-05-28
    listed $300,000 Active 618-char remark

    Show marketing remark (618 chars)

    Downtown Rockford living and award winning Rockford Schools, this 3-bedroom, 2-bath home offers walkability to amazing restaurants, ice cream shops, parks, and year-round community activities. The main floor features a spacious living room, kitchen, dining area with easy access to the back deck, 2 bedrooms, and a full bath. The upper level offers the 3rd bedroom, while the basement includes laundry, a full bath, storage, and mechanicals. Outside, enjoy a spacious fenced backyard and large deck perfect for entertaining or relaxing. A wonderful opportunity to add your personal touches and make this home your own!

19. 2026-05-28
    listed $300,000 Active

    Show marketing remark (618 chars)

    Downtown Rockford living and award winning Rockford Schools, this 3-bedroom, 2-bath home offers walkability to amazing restaurants, ice cream shops, parks, and year-round community activities. The main floor features a spacious living room, kitchen, dining area with easy access to the back deck, 2 bedrooms, and a full bath. The upper level offers the 3rd bedroom, while the basement includes laundry, a full bath, storage, and mechanicals. Outside, enjoy a spacious fenced backyard and large deck perfect for entertaining or relaxing. A wonderful opportunity to add your personal touches and make this home your own!

20. 2020-04-14
    soldstatus $165,000
21. 2020-04-10
    soldstatus $165,000
22. 2020-04-10
    soldstatus $165,000 Sold
23. 2020-03-02
    status Pending
24. 2019-12-30
    listed $165,000
25. 2019-12-30
    listed $165,000
26. 2019-12-05
    listed $165,000 Active
27. 2018-12-31
    historical
28. 2018-12-31
    historical
29. 2018-08-25
    historical
30. 2018-08-03
    price $140,000
31. 2018-07-11
    price $150,000
32. 2018-05-20
    listed $140,000
33. 2018-05-20
    listed $160,000 Active
34. 2018-05-20
    listed $140,000
35. 2018-03-30
    historical
36. 2018-03-30
    historical
37. 2018-01-26
    listed $155,000
38. 2018-01-26
    listed $155,000
39. 2015-04-16
    historical
40. 2015-04-16
    historical
41. 2015-04-16
    historical
42. 2009-08-27
    soldstatus $50,000
43. 2009-08-27
    soldstatus $50,000
44. 2009-04-03
    listed $58,000
45. 2009-04-03
    listed $58,000
46. 2005-04-19
    soldstatus $106,200
47. 2005-04-07
    soldstatus $106,200
48. 2005-04-07
    soldstatus $106,200
49. 2004-12-06
    listed $104,900
50. 2004-12-06
    listed $104,900

ⓘ 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: $3,494 · $291/mo
• Projected year-2 tax: $3,657 · $305/mo
• Expected delta: +$163/yr (+$14/mo · 4.7%)

ⓘ 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 ≥97°F today · 16 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: $25,381
• − Mortgage interest: −$13,892
• − Property taxes: −$3,494
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$7,215
• Taxable loss: −$4,520
• Est. tax savings @ 24.0%: +$1,085
• After-tax cash flow: $795/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: Rockford Public Schools
• NCES district ID: 2630030
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $79,800
• Composite: 55.16/100
• National rank: #1276
• State rank: #28 of 540 in MI

Livability — Rockford

• Score: 75/100
• State rank: #153
• US rank: #3827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockford, MI
• County: Kent County · 533,805 people
• City population: 39,409
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 293.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -131.59%
• Current HPI: 257.3691
• 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

+331.7% since first listed

51 events — show timeline

• 2026-05-28 Listed $300,000 REALCOMP
• 2026-05-28 Listed $300,000 SW Michigan MLS
• 2026-05-28 Listed $300,000 MiRealSource-MiMLS
• 2020-04-14 Sold (Public Records) $165,000 Public Records
• 2020-04-10 Sold (MLS) $165,000 SW Michigan MLS
• 2020-04-10 Sold (MLS) $165,000 REALCOMP
• 2020-03-02 Pending — SW Michigan MLS
• 2019-12-30 Listed $165,000 MiRealSource-MiMLS
• 2019-12-30 Listed $165,000 REALCOMP
• 2019-12-05 Listed $165,000 SW Michigan MLS
• 2018-12-31 Listing Removed — MiRealSource-MiMLS
• 2018-12-31 Listing Removed — REALCOMP
• 2018-08-25 Listing Removed — SW Michigan MLS
• 2018-08-03 Price Changed $140,000 SW Michigan MLS
• 2018-07-11 Price Changed $150,000 SW Michigan MLS
• 2018-05-20 Listed $140,000 MiRealSource-MiMLS
• 2018-05-20 Listed $160,000 SW Michigan MLS
• 2018-05-20 Listed $140,000 REALCOMP
• 2018-03-30 Listing Removed — MiRealSource-MiMLS
• 2018-03-30 Listing Removed — REALCOMP
• 2018-01-26 Listed $155,000 MiRealSource-MiMLS
• 2018-01-26 Listed $155,000 REALCOMP
• 2015-04-16 Listing Removed — SW Michigan MLS
• 2015-04-16 Listing Removed — SW Michigan MLS
• 2015-04-16 Listing Removed — SW Michigan MLS
• 2009-08-27 Sold (MLS) $50,000 REALCOMP
• 2009-08-27 Sold (MLS) $50,000 SW Michigan MLS
• 2009-04-03 Listed $58,000 REALCOMP
• 2009-04-03 Listed $58,000 SW Michigan MLS
• 2005-04-19 Sold (Public Records) $106,200 Public Records
• 2005-04-07 Sold (MLS) $106,200 REALCOMP
• 2005-04-07 Sold (MLS) $106,200 SW Michigan MLS
• 2004-12-06 Listed $104,900 REALCOMP
• 2004-12-06 Listed $104,900 SW Michigan MLS
• 2000-01-03 Sold (MLS) $86,500 REALCOMP
• 2000-01-03 Sold (MLS) $86,500 SW Michigan MLS
• 1999-11-24 Listed $89,900 REALCOMP
• 1999-11-24 Listed $89,900 SW Michigan MLS
• 1999-10-27 Listing Removed — REALCOMP
• 1999-07-27 Listed $94,500 REALCOMP
• 1999-07-27 Listed $94,500 SW Michigan MLS
• 1999-06-15 Listing Removed — REALCOMP
• 1999-06-15 Listing Removed — REALCOMP
• 1998-10-15 Listed $92,800 REALCOMP
• 1998-10-15 Listed $98,500 REALCOMP
• 1998-10-15 Listed $92,800 SW Michigan MLS
• 1998-10-15 Listed $98,500 SW Michigan MLS
• 1991-05-14 Sold (MLS) $60,000 REALCOMP
• 1991-05-14 Sold (MLS) $60,000 SW Michigan MLS
• 1991-01-03 Listed $69,500 REALCOMP
• 1991-01-03 Listed $69,500 SW Michigan MLS

Property tax history

+7.1%/yr

Latest (2025): $3,494 · -25.9% YoY. Source: county tax records.