7204 E Grand River Ave Lot 255 · Portland, MI 48875

$69,900

3 bd · 2.0 ba · 1,498 sqft · Manufactured · 118 Days on market

Built 2018 Est $120k · 42% under $743/mo HOA · 47% of rent ↓ 7% since listing

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Why this score? — see what drove the C 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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

Key facts

• Country kitchen
• Huge walk-in closet
• Ample closet space

Tags

• COUNTRY KITCHEN
• LARGE SNACK BAR
• AMPLE CLOSET SPACE
• HUGE WALK-IN CLOSET
• PRIVATE MODERN BATH
• CENTRAL AIR

Property features AI

Finance

• HOA & community: Community clubhouse; Fitness center; Playground; Pool; Spa/Hot tub; Pets allowed; Monthly association fee of 743.0

Exterior

• Parking: Detached garage
• Utilities: Public water; Natural gas connected; High-speed internet
• Home design: Ranch-style home; Single-story (ranch)
• Construction: Built in 2018; Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Pantry; Window treatments
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $35 ($415/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.5% in Portland — 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 77/100 on livability (#121 in MI, #2,947 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Portland Public Schools (town): math 30% / reading 50% proficiency, ranked #191 of 540 in MI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 2.28% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $119,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7204 E Grand River Ave Lot 142	0.25mi	3/2.0	1,550 (+4%)	9mo	$65,000	$42	75
7204 E Grand River Ave #133	0.00mi	4/2.0 (+1)	1,568 (+5%)	21mo	$125,000	$80	70

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-8,646
• Equity at exit: $10,422

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-2,742
• Equity at exit: $6,044

Cash invested: $19,572 (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 48875

• Home prices YoY: -29.5%
• Active inventory: 46
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$743
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $35

Break-even live

Break-even rent $1,552

Max offer price $69,900

Occupancy floor 93%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7204 E Grand River Ave Portland, MI	3.0	2.0	1336	$1,449	$1.08	2d	1	0.12mi

HOA detail

• Monthly dues: $743 · $8,916/yr
• Likely covers: gasinternetpool

Listing history 19 events

1. 2026-06-16
   statusdays on market $69,900 Pending 118 DOM
2. 2026-06-15
   days on market $69,900 Active 117 DOM
3. 2026-06-14
   days on market $69,900 Active 115 DOM
4. 2026-06-10
   days on market $69,900 Active 112 DOM
5. 2026-06-09
   days on market $69,900 Active 111 DOM
6. 2026-06-08
   days on market $69,900 Active 110 DOM
7. 2026-06-07
   days on market $69,900 Active 109 DOM
8. 2026-06-05
   days on market $69,900 Active 106 DOM
9. 2026-06-03
   days on market $69,900 Active 105 DOM
10. 2026-06-02
    days on market $69,900 Active 104 DOM
11. 2026-06-01
    days on market $69,900 Active 103 DOM
12. 2026-05-31
    days on market $69,900 Active 102 DOM
13. 2026-05-30
    days on market $69,900 Active 101 DOM
14. 2026-05-16
    price $69,900 836-char remark

    Show marketing remark (836 chars)

    Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

15. 2026-05-15
    price $69,900 836-char remark

    Show marketing remark (836 chars)

    Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

16. 2026-05-15
    price $69,900

    Show marketing remark (836 chars)

    Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

17. 2026-02-18
    listed $74,900 Active 836-char remark

    Show marketing remark (836 chars)

    Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

18. 2026-02-18
    listed $74,900 Active 836-char remark

    Show marketing remark (836 chars)

    Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

19. 2026-02-18
    listed $74,900 Active

    Show marketing remark (836 chars)

    Affordable and Just like New, 2018 Built 1500 sq ft, 3 Bed, 2 Full Bath home with a wide-open floorplan. Country kitchen with large snack bar, plenty of cupboard space, and all newer appliances. Good sized Bedrooms with ample closet space. Primary suite with huge walk-in closet and private modern bath. Home is mechanically sound. Central air, natural gas, and high-speed internet. Main floor laundry with washer/dryer included. Concrete driveway. Storage shed. Great setting located at the outskirts of the Community offering a private wooded backdrop. Sunset Ridge amenities list includes a beautiful clubhouse with fitness room, play area, basketball courts, outdoor pavilion, heated inground pool, shuffleboard, and more. Hurry to show! Note: Buyer must complete application process and secure community approval before purchasing.

ⓘ 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: $19,149
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − HOA: −$8,916
• − Depreciation: −$2,033
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $457/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: Portland Public Schools
• NCES district ID: 2629120
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $61,869
• Composite: 35.55/100
• National rank: #4905
• State rank: #191 of 540 in MI

Livability — Portland

• Score: 77/100
• State rank: #121
• US rank: #2947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ionia County · 11,400 people
• City population: 11,400
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 11,400
• Household income: $94,216
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 161.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 6% Romanian 6% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -103.69%
• Current HPI: 248.2974
• 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

-6.7% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $69,900 REALCOMP
• 2026-05-15 Price Changed $69,900 SW Michigan MLS
• 2026-02-18 Listed $74,900 SW Michigan MLS
• 2026-02-18 Listed $74,900 REALCOMP
• 2026-02-18 Listed $74,900 MiRealSource-MiMLS