360 E Tuttle Rd #183 · Ionia, MI 48846

$39,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 43 Days on market

Built 1998 Fair condition 4,500 sqft lot Est $56k · 29% under ↓ 8% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

Key facts

• Covered porch
• Open concept living
• Back deck

Tags

• COVERED PORCH
• BACK DECK
• OPEN CONCEPT LIVING
• GLASS DECO UPPER CABINETS
• FOREST GREEN COUNTERTOPS
• PLENTY OF CLOSET SPACE

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, fitness center, meeting room, playground, pool, and storage; Pets allowed

Exterior

• Utilities: Public water; Natural gas for water heater
• Home design: Ranch-style single-family residential; Built in 1998
• Construction: Vinyl siding; Asphalt roof; Built 1998
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Crawl space and slab basement; Natural gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.0% vs local median 3.9% in Ionia — 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 (#276 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Ionia Public Schools (town): math 23% / reading 39% proficiency, ranked #353 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.58% ✓
• Cap rate: 31.95%
• Cash-on-cash: 91.64%
• DSCR: 5.08
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $56,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 E Tuttle Rd #8	0.08mi	3/2.0	1,242 (-3%)	11mo	$54,900	$44	82
360 E Tuttle Rd #82	0.08mi	3/2.0	1,170 (-9%)	5mo	$38,000	$32	78
99 Aldon Ln	0.57mi	3/2.0	1,152 (-10%)	10mo	$143,500	$125	48

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: 92.4%
• Equity multiple: 5.29×
• Total profit: $47,895
• Equity at exit: $5,949

10-year hold

• IRR: 95.2%
• Equity multiple: 11.00×
• Total profit: $111,764
• Equity at exit: $3,450

Cash invested: $11,172 (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 48846

• Active inventory: 87
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $853

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 35%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 E Tuttle Rd Ionia, MI	3.0	2.0	1312	$1,429	$1.09	2d	1	0.06mi

Listing history 9 events

1. 2026-05-01
   status Pending 916-char remark

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

2. 2026-05-01
   status Pending 915-char remark

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

3. 2026-05-01
   status Pending

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

4. 2026-04-05
   price $39,900 915-char remark

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

5. 2026-04-04
   price $39,900 916-char remark

   Show marketing remark (916 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

6. 2026-04-04
   price $39,900

   Show marketing remark (916 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

7. 2026-03-18
   listed $43,500 Active 916-char remark

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

8. 2026-03-18
   listed $43,500 Active 915-char remark

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

9. 2026-03-18
   listed $43,500 Active

   Show marketing remark (915 chars)

   VERY WELL KEPT ONE OWNER 3 BEDROOM 2 FULL BATH 16X80 MOBILE HOME LOCATED IN CANTERBURY PARK ESTATES. THIS HOME HAS A COVERED PORCH, AND A BACK DECK OFF OF THE DINING AREA. THE OPEN CONCEPT LIVING/KITCHEN/DINING OFFER LOTS OF ROOM AND THE GLASS DECO UPPER CABINETS AND RICH FOREST GREEN COUNTERTOPS GIVE IT STYLE. THERE IS PLENTY OF CLOSET SPACE AND CUPBOARDS IN BOTH FULL BATHS. CANTERBURY ESTATES IS DIRECTLY ACROSS FROM IONIA HIGH SCHOOL AND RATHER ELEMENTARY. CANTERBURY BASE LOT RENT IS $625 WITH ADDED FEES FOR TRASH, SEWER AND WATER, AND OPTIONAL INTERNET ALL IN FOR $741.00 A MONTH TOTAL. THIS MEANS ALL YOU HAVE TO PAY FOR IS THE ELECTRICITY BILL! THE PARK FEATURES AN INGROUND POOL, BASKETBALL COURTS, CLUBHOUSE, PLAYGROUND, AND BIG LOTS TO ENJOY TIME OUTSIDE WHILE AT HOME WITH THE CONVENIENCE OF SHOPPING AND RESTAURANTS WITHIN BLOCKS OF YOUR HOME. THIS HOME IS LOCATED TOWARDS THE BACK, SO MORE PRIVACY.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $17,148
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$1,161
• Taxable income: $10,211
• Est. tax owed @ 24.0%: −$2,451
• After-tax cash flow: $7,788/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, paint the interior walls, and replace the flooring. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom cabinets — dated and in need of updating
• Minor exterior siding — slight wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace flooring — new flooring would improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom cabinets · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace flooring — new flooring would improve the home's appearance and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ionia Public Schools
• NCES district ID: 2619250
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,130
• Composite: 26.12/100
• National rank: #7283
• State rank: #353 of 540 in MI

Livability — Ionia

• Score: 71/100
• State rank: #276
• US rank: #6795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,940
• Population (ZIP): 21,940

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 (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Iranian 7% Romanian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -134.67%
• Current HPI: 247.6648
• 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

-8.3% since first listed

9 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2026-04-05 Price Changed $39,900 MiRealSource-MiMLS
• 2026-04-04 Price Changed $39,900 REALCOMP
• 2026-04-04 Price Changed $39,900 SW Michigan MLS
• 2026-03-18 Listed $43,500 SW Michigan MLS
• 2026-03-18 Listed $43,500 MiRealSource-MiMLS
• 2026-03-18 Listed $43,500 REALCOMP