314 S 3rd Ave · Big Rapids, MI 49307

$150,000

3 bd · 1.0 ba · 1,229 sqft · SingleFamily

Built 1930 7,841 sqft lot Est $154k · at est.

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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 +14.4/30.0
• ARV discount +8.6/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,841 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $30 ($360/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 $135k (10.0% below list).
• Recommended offer: $135k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% in Big Rapids — 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 73/100 on livability (#209 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Big Rapids Public Schools (town): math 36% / reading 52% proficiency, ranked #176 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Mecosta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mecosta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,012 (10.0% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $153,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S Bronson Ave	0.38mi	2/1.0 (-1)	1,200 (-2%)	4mo	$178,876	$149	70
704 Cherry Ave	0.53mi	3/1.5	1,216 (-1%)	2mo	$251,900	$207	70
317 N 3rd Ave	0.42mi	3/1.0	1,179 (-4%)	9mo	$147,000	$125	67
216 S Warren Ave	0.49mi	3/1.0	1,170 (-5%)	4mo	$115,000	$98	66
705 Ives Ave	0.60mi	3/1.5	1,287 (+5%)	2mo	$195,700	$152	61
1212 Maple St	0.33mi	2/1.0 (-1)	1,136 (-8%)	13mo	$165,000	$145	56
517 Ives Ave	0.50mi	3/1.5	1,152 (-6%)	11mo	$212,000	$184	55
521 N Michigan Ave	0.73mi	3/1.0	1,155 (-6%)	4mo	$135,000	$117	53
310 N Warren Ave	0.51mi	3/2.0	1,138 (-7%)	9mo	$142,000	$125	52
302 N Warren Ave	0.51mi	3/1.0	1,086 (-12%)	8mo	$80,000	$74	51
312 2nd Ave	0.40mi	4/1.0 (+1)	1,064 (-13%)	9mo	$85,000	$80	46
718 N 3rd Ave	0.73mi	3/1.0	1,290 (+5%)	16mo	$140,000	$109	44

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,377
• Equity at exit: $22,365

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-16,944
• Equity at exit: $12,969

Cash invested: $42,000 (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 49307

• Active inventory: 191
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $30

Break-even live

Break-even rent $1,312

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 N State St Unit 3 Big Rapids, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	0.70mi

Listing history 50 events

1. 2026-05-19
   listed $150,000
2. 2026-05-19
   historical
3. 2026-05-19
   historical
4. 2026-05-19
   listed $150,000
5. 2026-05-19
   historical
6. 2026-05-19
   listed $150,000
7. 2026-03-08
   historical
8. 2026-03-07
   historical
9. 2025-11-09
   price $160,000
10. 2025-11-09
    price $160,000
11. 2025-11-09
    price $160,000
12. 2025-10-13
    price $169,900
13. 2025-10-12
    price $169,900
14. 2025-10-12
    price $169,900
15. 2025-09-15
    price $174,900
16. 2025-09-15
    price $174,900
17. 2025-09-15
    price $174,900
18. 2025-09-09
    listed $184,900 Active
19. 2025-09-09
    listed $184,900 Active
20. 2024-04-16
    soldstatus $140,000
21. 2024-04-16
    soldstatus $140,000
22. 2024-04-16
    soldstatus $140,000
23. 2024-04-16
    listed $140,000
24. 2024-04-16
    listed $140,000
25. 2024-04-16
    listed $140,000
26. 2024-03-08
    soldstatus $140,000
27. 2024-02-22
    soldstatus $80,000 Sold
28. 2024-02-22
    soldstatus $80,000 Sold
29. 2024-02-22
    soldstatus $80,000 Closed
30. 2024-02-22
    listed $99,000 Active
31. 2024-02-22
    listed $99,000 Active
32. 2024-02-22
    listed $99,000 Active
33. 2024-02-08
    soldstatus $80,000
34. 2024-02-07
    soldstatus $80,000 Sold
35. 2024-02-07
    soldstatus $80,000 Closed
36. 2024-01-18
    status Pending
37. 2024-01-18
    status Pending
38. 2024-01-17
    price $102,000
39. 2024-01-16
    price $102,000
40. 2024-01-02
    price $105,500
41. 2024-01-02
    price $105,500
42. 2023-11-30
    price $108,000
43. 2023-11-30
    price $108,000
44. 2023-11-09
    price $109,000
45. 2023-11-09
    price $109,000
46. 2023-10-20
    price $120,500
47. 2023-10-20
    price $120,500
48. 2023-10-05
    price $122,500
49. 2023-10-05
    price $122,500
50. 2023-09-29
    price $132,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,201
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,364
• Taxable loss: −$2,157
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $877/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: Big Rapids Public Schools
• NCES district ID: 2605780
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $35,568
• Composite: 36.37/100
• National rank: #4685
• State rank: #176 of 540 in MI

Livability — Big Rapids

• Score: 73/100
• State rank: #209
• US rank: #5231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Rapids, MI
• County: Mecosta County · 18,407 people
• City population: 18,407
• Metro: Big Rapids, MI
• Population (ZIP): 18,407
• Household income: $60,358
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 667.0

Population outlook (Mecosta County) Hauer SSP2

• Today (2025): 42,954 people
• By 2030: 42,954 · +0.0%
• By 2040: 41,574 · -3.2%
• By 2050: 39,250 · -8.6%
• By 2075: 32,628 · -24.0%
• By 2100: 27,476 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecosta

• 2024 margin: Solid R (+30.0) · D 34.2% · R 64.2% · Other 1.6%
• 2008→2024 swing: -29.3pp toward R · 2008: -0.7pp · 2024: -30.0pp
• All cycles: 2024: R+30.0 2020: R+28.0 2016: R+26.1 2012: R+9.8 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.88%
• Current HPI: 199.8828
• Rent YoY: —
• Metro: Big Rapids, 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

+200.0% since first listed

64 events — show timeline

• 2026-05-19 Listed $150,000 SW Michigan MLS
• 2026-05-19 Listing Removed — SW Michigan MLS
• 2026-05-19 Listed $150,000 REALCOMP
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Listed $150,000 MiRealSource-MiMLS
• 2026-03-08 Listing Removed — MiRealSource-MiMLS
• 2026-03-07 Listing Removed — REALCOMP
• 2025-11-09 Price Changed $160,000 MiRealSource-MiMLS
• 2025-11-09 Price Changed $160,000 REALCOMP
• 2025-11-09 Price Changed $160,000 SW Michigan MLS
• 2025-10-13 Price Changed $169,900 MiRealSource-MiMLS
• 2025-10-12 Price Changed $169,900 REALCOMP
• 2025-10-12 Price Changed $169,900 SW Michigan MLS
• 2025-09-15 Price Changed $174,900 MiRealSource-MiMLS
• 2025-09-15 Price Changed $174,900 REALCOMP
• 2025-09-15 Price Changed $174,900 SW Michigan MLS
• 2025-09-09 Listed $184,900 REALCOMP
• 2025-09-09 Listed $184,900 MiRealSource-MiMLS
• 2024-04-16 Listed $140,000 SW Michigan MLS
• 2024-04-16 Listed $140,000 MiRealSource-MiMLS
• 2024-04-16 Listed $140,000 REALCOMP
• 2024-04-16 Sold (MLS) $140,000 SW Michigan MLS
• 2024-04-16 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2024-04-16 Sold (MLS) $140,000 REALCOMP
• 2024-03-08 Sold (Public Records) $140,000 Public Records
• 2024-02-22 Listed $99,000 MiRealSource-MiMLS
• 2024-02-22 Listed $99,000 SW Michigan MLS
• 2024-02-22 Listed $99,000 REALCOMP
• 2024-02-22 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2024-02-22 Sold (MLS) $80,000 SW Michigan MLS
• 2024-02-22 Sold (MLS) $80,000 REALCOMP
• 2024-02-08 Sold (Public Records) $80,000 Public Records
• 2024-02-07 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2024-02-07 Sold (MLS) $80,000 REALCOMP
• 2024-01-18 Pending — REALCOMP
• 2024-01-18 Pending — MiRealSource-MiMLS
• 2024-01-17 Price Changed $102,000 MiRealSource-MiMLS
• 2024-01-16 Price Changed $102,000 REALCOMP
• 2024-01-02 Price Changed $105,500 MiRealSource-MiMLS
• 2024-01-02 Price Changed $105,500 REALCOMP
• 2023-11-30 Price Changed $108,000 REALCOMP
• 2023-11-30 Price Changed $108,000 MiRealSource-MiMLS
• 2023-11-09 Price Changed $109,000 MiRealSource-MiMLS
• 2023-11-09 Price Changed $109,000 REALCOMP
• 2023-10-20 Price Changed $120,500 MiRealSource-MiMLS
• 2023-10-20 Price Changed $120,500 REALCOMP
• 2023-10-05 Price Changed $122,500 MiRealSource-MiMLS
• 2023-10-05 Price Changed $122,500 REALCOMP
• 2023-09-29 Price Changed $132,500 MiRealSource-MiMLS
• 2023-09-28 Price Changed $132,500 REALCOMP
• 2023-09-11 Listed $135,000 MiRealSource-MiMLS
• 2023-09-11 Listed $135,000 REALCOMP
• 2018-09-27 Sold (Public Records) $77,500 Public Records
• 2018-09-27 Sold (Public Records) $50,000 Public Records
• 2018-09-27 Sold (MLS) $77,500 MiRealSource-MiMLS
• 2018-09-27 Sold (MLS) $77,500 SW Michigan MLS
• 2018-09-27 Sold (MLS) $77,500 REALCOMP
• 2018-07-31 Pending — SW Michigan MLS
• 2018-07-13 Price Changed $77,500 SW Michigan MLS
• 2018-06-18 Listed $77,500 MiRealSource-MiMLS
• 2018-06-18 Listed $79,900 SW Michigan MLS
• 2018-06-18 Listed $77,500 REALCOMP
• 2015-09-01 Sold (Public Records) $50,000 Public Records