958 68th St SE · Cutlerville, MI 49508

$349,900

4 bd · 2.0 ba · 2,050 sqft · SingleFamily · 4 Days on market

Built 1969 0.89 ac lot Est $390k · 10% 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).

• Cash flow +14.0/30.0
• ARV discount +12.1/15.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it. Turn key duplex. Possible owner occupant. All the big things have been taken care of. . Roof , Boiler, water heaters, windows. Very meticulously maintained. Both units are vacant so new owner can secure tenants and leases. Very large backyard and ample parking in addition to the two stall garage. You will love the convenient location in Kentwood schools. Offers due Monday the 27th at 3 PM

Key facts

• Turn key duplex
• Ample parking
• Large backyard

Tags

• TURN KEY DUPLEX
• LARGE BACKYARD
• AMPLE PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $46 ($555/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (20.8% below list).
• Recommended offer: $277k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% in Cutlerville — 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 71/100 on livability (#280 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Kentwood Public Schools (suburban): math 34% / reading 46% proficiency, ranked #206 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.6%/yr); 157 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• At $2,773/mo this rent would consume 47% of the median local household income ($70k/yr) (locally 1358% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $143k; list at $350k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,282 (20.8% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $389,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6881 Bonnie Ave SE	0.26mi	5/2.5 (+1)	2,031 (-1%)	4mo	$385,000	$190	76
6846 Aleda Ave SE	0.09mi	4/2.0	1,815 (-12%)	1mo	$340,000	$187	76
756 66th St SE	0.38mi	4/2.5	2,068 (+1%)	11mo	$322,000	$156	70
6628 Sawgrass Dr SE	0.58mi	3/2.5 (-1)	2,028 (-1%)	1mo	$425,000	$210	64
7125 Brooklyn Ave SE	0.44mi	3/2.5 (-1)	2,034 (-1%)	11mo	$428,000	$210	62
7265 Forsythia Ave SE	0.59mi	4/2.5	2,017 (-2%)	8mo	$414,900	$206	61
6619 Madison Ave SE	0.74mi	3/2.5 (-1)	2,084 (+2%)	1mo	$380,000	$182	55
7241 Forsythia Ave SE	0.56mi	4/2.0	2,200 (+7%)	11mo	$395,000	$180	53
547 72nd St SE	0.70mi	4/2.5	2,198 (+7%)	3mo	$410,000	$187	51
7079 Swather Ct SE	0.36mi	3/2.0 (-1)	2,336 (+14%)	5mo	$380,000	$163	51
6469 Edgeknoll Ct SE	0.63mi	4/2.0	1,760 (-14%)	7mo	$357,500	$203	41
1468 Bentree SE	0.71mi	3/2.5 (-1)	1,836 (-10%)	11mo	$375,000	$204	33

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 · 5.64% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-46,320
• Equity at exit: $52,171

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-4,309
• Equity at exit: $30,253

Cash invested: $97,972 (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 49508

• Rents YoY: 5.6%
• Active inventory: 157
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,773 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $46

Break-even live

Break-even rent $2,714

Max offer price $349,900

Occupancy floor 93%

Sensitivity live

Price	-10% $244	-5% $145	+0% $46	+5% $-53	+10% $-152
Rent	-10% $-173	-5% $-63	+0% $46	+5% $156	+10% $265
Rate	-1.0pp $222	-0.5pp $135	base $46	+0.5pp $-44	+1.0pp $-137

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 68th St SE Grand Rapids, MI	3.0	2.5	1800	$2,400	$1.33	45d	1	0.48mi
1190 Fairbourne Dr SE Kentwood, MI	2.0–3.0	2.5	1535	$2,950	$1.92	4d	8	0.98mi

Listing history 13 events

1. 2026-04-27
   status Pending 403-char remark

   Show marketing remark (403 chars)

   This is it. Turn key duplex. Possible owner occupant. All the big things have been taken care of. . Roof , Boiler, water heaters, windows. Very meticulously maintained. Both units are vacant so new owner can secure tenants and leases. Very large backyard and ample parking in addition to the two stall garage. You will love the convenient location in Kentwood schools. Offers due Monday the 27th at 3 PM

2. 2026-04-27
   status Pending

   Show marketing remark (403 chars)

   This is it. Turn key duplex. Possible owner occupant. All the big things have been taken care of. . Roof , Boiler, water heaters, windows. Very meticulously maintained. Both units are vacant so new owner can secure tenants and leases. Very large backyard and ample parking in addition to the two stall garage. You will love the convenient location in Kentwood schools. Offers due Monday the 27th at 3 PM

3. 2026-04-23
   listed $349,900 Active

   Show marketing remark (403 chars)

   This is it. Turn key duplex. Possible owner occupant. All the big things have been taken care of. . Roof , Boiler, water heaters, windows. Very meticulously maintained. Both units are vacant so new owner can secure tenants and leases. Very large backyard and ample parking in addition to the two stall garage. You will love the convenient location in Kentwood schools. Offers due Monday the 27th at 3 PM

4. 2026-04-23
   listed $349,900 Active 403-char remark

   Show marketing remark (403 chars)

   This is it. Turn key duplex. Possible owner occupant. All the big things have been taken care of. . Roof , Boiler, water heaters, windows. Very meticulously maintained. Both units are vacant so new owner can secure tenants and leases. Very large backyard and ample parking in addition to the two stall garage. You will love the convenient location in Kentwood schools. Offers due Monday the 27th at 3 PM

5. 2014-09-17
   historical
6. 2014-01-14
   soldstatus $142,900
7. 2014-01-06
   soldstatus $142,900
8. 2014-01-06
   soldstatus $142,900
9. 2013-10-04
   historical
10. 2013-10-01
    listed $149,900
11. 2013-10-01
    listed $149,900
12. 2013-10-01
    listed $149,900
13. 2013-10-01
    listed $149,900

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $3,676 · $306/mo
• Expected delta: +$1,713/yr (+$143/mo · 87.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,274
• − Mortgage interest: −$19,600
• − Property taxes: −$1,963
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − Depreciation: −$10,179
• Taxable loss: −$5,541
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $1,885/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: Kentwood Public Schools
• NCES district ID: 2620340
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $48,962
• Composite: 34.35/100
• National rank: #5226
• State rank: #206 of 540 in MI

Livability — Cutlerville

• Score: 71/100
• State rank: #280
• US rank: #6874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 42,720
• Household income: $70,120
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 24% Two or more races 12% Hispanic / Latino 11% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 15% Romanian 3% Swiss 3%
• Foreign-born: 19% · Canada, Philippines, India
• Languages at home: 75% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -153.47%
• Current HPI: 274.2591
• Rent YoY: ▲ 5.64%
• 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

+133.4% since first listed

13 events — show timeline

• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-23 Listed $349,900 REALCOMP
• 2026-04-23 Listed $349,900 MiRealSource-MiMLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2014-01-14 Sold (Public Records) $142,900 Public Records
• 2014-01-06 Sold (MLS) $142,900 REALCOMP
• 2014-01-06 Sold (MLS) $142,900 SW Michigan MLS
• 2013-10-04 Listing Removed — REALCOMP
• 2013-10-01 Listed $149,900 REALCOMP
• 2013-10-01 Listed $149,900 REALCOMP
• 2013-10-01 Listed $149,900 SW Michigan MLS
• 2013-10-01 Listed $149,900 SW Michigan MLS

Property tax history

+24.6%/yr

Latest (2022): $1,963 · -34.6% YoY. Source: county tax records.