The Redbud Plan · Courtland, MI 49341

$226,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily · 850 Days on market

Good condition

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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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Simply put, this wonderful 3 bedroom, 2 bath house is the home of your dreams. Walk into the open-concept great room which flows to the kitchen and dining area. With tons of natural light, simply relax in the inviting, airy living space or enjoy cooking meals in the beautiful kitchen. The kitchen features new, brand name energy efficient appliances and a large island for prepping your meals and entertaining friends and family. The expansive master suite accompanies a walk-in closet, a contemporary ensuite with double sinks, and a grand shower. The spacious second bedroom is perfect for visiting guests, and the main bathroom features elegant finishes, warm colors, and a tub/shower combination. Use the third bedroom as a small office or den. The standalone laundry room if next to the Master Bedroom and is a great bonus to have. Meanwhile, an enclosed insulated garage is not only perfect for storing your car; it's spacious enough to serve as a workroom and provide additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site activities and amenities, you can retire to a covered front porch and enjoy a refreshing beverage.

Key facts

• Contemporary ensuite
• 2 parking spots
• Listed 849 days

Tags

• OPEN-CONCEPT GREAT ROOM
• LARGE ISLAND FOR PREPPING
• EXPANSIVE MASTER SUITE
• CONTEMPORARY ENSUITE
• STANDALONE LAUNDRY ROOM
• ENCLOSED INSULATED GARAGE

🏗️ New construction. The $226,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,623.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (6.8% below list).
• Recommended offer: $199k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 2.0% in Courtland — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Trails Elementary School (495 students, 49% FRL); Cedar Springs Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 489 students, 48% FRL); Cedar Springs High School (math 42% / reading 65%, grade C-, #125 of 713 statewide, top 18%, 1,049 students, 40% FRL).
• Market conditions: 398 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 $8k 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 850 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,880 (12.0% 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 850 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $260,623
• List price: $226,000
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5680 Kingsley Dr	0.12mi	3/2.0	1,456 (+8%)	15mo	$248,000	$170	69
5680 Kingsley Dr	0.13mi	3/2.0	1,456 (+8%)	15mo	$248,000	$170	69
5475 14 Mile Ct NE	0.38mi	3/1.0	1,250 (-8%)	2mo	$280,000	$224	64
5841 13 Mile Rd NE Unit A	1.06mi	3/2.0	1,436 (+6%)	1mo	$390,000	$272	54
11760 Townsquare Blvd	0.31mi	3/2.0	1,566 (+16%)	15mo	$245,000	$156	48
5065 Porter Hollow Dr NE	1.02mi	3/1.0	1,400 (+4%)	15mo	$565,009	$404	42
11900 Shaner Ave NE	0.87mi	4/2.0 (+1)	1,581 (+17%)	9mo	$354,050	$224	27

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-50,905
• Equity at exit: $38,860

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-55,406
• Equity at exit: $22,534

Cash invested: $72,974 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $242,000 ($164/sqft)
• Median days on market: 1004 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +17.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49341

• Home prices YoY: -33.8%
• Active inventory: 398
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$1,367
• Tax est. 1.5%: −$326 /mo · $3,909/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-137

Break-even live

Break-even rent $2,280

Max offer price $240,848

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-47	+0% $-137	+5% $-227	+10% $-317
Rent	-10% $-303	-5% $-220	+0% $-137	+5% $-53	+10% $30
Rate	-1.0pp $-5	-0.5pp $-70	base $-137	+0.5pp $-204	+1.0pp $-273

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: $65,156
• Closing costs: $7,819
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $226,000 Active 850 DOM
2. 2026-08-07
   days on market $226,000 Active 849 DOM
3. 2026-08-06
   days on market $226,000 Active 848 DOM
4. 2026-08-05
   days on market $226,000 Active 847 DOM
5. 2026-08-04
   days on market $226,000 Active 846 DOM
6. 2026-08-03
   days on market $226,000 Active 845 DOM
7. 2026-07-31
   days on market $226,000 Active 842 DOM
8. 2026-07-30
   days on market $226,000 Active 840 DOM
9. 2026-07-28
   days on market $226,000 Active 839 DOM
10. 2026-07-26
    days on market $226,000 Active 837 DOM
11. 2026-07-25
    days on market $226,000 Active 836 DOM
12. 2026-07-24
    days on market $226,000 Active 835 DOM
13. 2026-07-23
    days on market $226,000 Active 834 DOM
14. 2026-07-22
    days on market $226,000 Active 833 DOM
15. 2026-07-21
    days on market $226,000 Active 832 DOM
16. 2026-07-18
    days on market $226,000 Active 829 DOM
17. 2026-07-16
    days on market $226,000 Active 827 DOM
18. 2026-07-16
    days on market $226,000 Active 826 DOM
19. 2026-07-14
    days on market $226,000 Active 825 DOM
20. 2026-07-13
    days on market $226,000 Active 824 DOM
21. 2026-07-12
    days on market $226,000 Active 823 DOM
22. 2026-07-11
    days on market $226,000 Active 822 DOM
23. 2026-07-10
    days on market $226,000 Active 821 DOM
24. 2026-07-09
    days on market $226,000 Active 820 DOM
25. 2026-07-07
    days on market $226,000 Active 818 DOM
26. 2026-07-06
    days on market $226,000 Active 817 DOM
27. 2026-07-05
    days on market $226,000 Active 816 DOM
28. 2026-07-03
    days on market $226,000 Active 814 DOM
29. 2026-07-02
    days on market $226,000 Active 813 DOM
30. 2026-07-01
    days on market $226,000 Active 812 DOM
31. 2026-06-30
    days on market $226,000 Active 811 DOM
32. 2026-06-29
    days on market $226,000 Active 810 DOM
33. 2026-06-28
    days on market $226,000 Active 809 DOM
34. 2026-06-28
    days on market $226,000 Active 808 DOM
35. 2026-06-27
    days on market $226,000 Active 807 DOM
36. 2026-06-25
    days on market $226,000 Active 805 DOM
37. 2026-06-23
    days on market $226,000 Active 803 DOM
38. 2026-06-22
    days on market $226,000 Active 802 DOM
39. 2026-06-18
    days on market $226,000 Active 799 DOM
40. 2026-06-17
    days on market $226,000 Active 798 DOM
41. 2026-06-16
    days on market $226,000 Active 797 DOM
42. 2026-06-15
    days on market $226,000 Active 796 DOM
43. 2026-06-14
    days on market $226,000 Active 794 DOM
44. 2026-06-13
    days on market $226,000 Active 793 DOM
45. 2026-06-10
    days on market $226,000 Active 791 DOM
46. 2026-06-09
    days on market $226,000 Active 790 DOM
47. 2026-06-08
    days on market $226,000 Active 789 DOM
48. 2026-06-07
    days on market $226,000 Active 788 DOM
49. 2026-06-05
    pricedays on market $226,000 Active 785 DOM
50. 2026-06-03
    days on market $220,000 Active 784 DOM

ⓘ 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: $25,283
• − Mortgage interest: −$14,599
• − Property taxes: −$3,909
• − Insurance: −$1,303
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,582
• Taxable loss: −$6,156
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-163/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $6,760–$20,280 screening

This home is in good condition with recent updates, making it a solid investment for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Beach Elementary School F MI #735/1,397 Nat'l #22,904/41,679 Middle Cedar Springs Middle School F MI #202/493 Nat'l #5,872/14,009 High Cedar Springs High School C- MI #125/713 Nat'l #4,818/17,239

Schools (NCES district)

• District: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Courtland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kent County · 712,484 people
• 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: 12% of renters

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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%

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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%

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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

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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

+7.3% since first listed

4 events — show timeline

• 2026-03-14 Price Changed $220,000 Zillow
• 2025-01-15 Price Changed $214,000 Zillow
• 2024-06-18 Price Changed $207,000 Zillow
• 2024-04-11 Listed $205,000 Zillow