716 10th St · Plainwell, MI 49080

$149,900

3 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 117 Days on market

Built 1972 1.84 ac lot $80/sqft · 49% below area Est $296k · 49% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

Key facts

• Utility room
• 1.84 acres
• Attached bathrooms

Tags

• BRICK WALKOUT RANCH
• 1.84 ACRES
• ATTACHED BATHROOMS
• SITTING AREA
• UTILITY ROOM
• LARGE OPEN AREA

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 $29 ($343/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 $142k (5.4% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.6% in Plainwell — 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 (#123 in MI, #3,039 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Plainwell Community Schools (town): math 30% / reading 48% proficiency, ranked #210 of 540 in MI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 active listings in the ZIP; 419 units permitted in Allegan 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $295,588
• List price: $149,900
• Delta: -49.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 10th St	0.00mi	4/4.0 (+1)	1,872 (0%)	3mo	$155,000	$83	80
1038 Allen Ct	0.26mi	3/2.5	1,728 (-8%)	2mo	$262,250	$152	67
1013 Allen Ct	0.19mi	4/2.0 (+1)	1,938 (+4%)	21mo	$315,000	$163	59
1049 Allen Ct	0.27mi	4/3.0 (+1)	1,780 (-5%)	14mo	$325,000	$183	55
787 Autumn Dr	0.67mi	3/1.0	1,709 (-9%)	6mo	$248,900	$146	49
753 10th St	0.17mi	2/1.0 (-1)	1,595 (-15%)	17mo	$187,000	$117	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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,415
• Equity at exit: $22,351

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-16,950
• Equity at exit: $12,961

Cash invested: $41,972 (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 49080

• Active inventory: 100
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $29

Break-even live

Break-even rent $1,382

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-03
   days on market $149,900 Active 117 DOM
2. 2026-06-02
   days on market $149,900 Active 116 DOM
3. 2026-06-01
   days on market $149,900 Active 115 DOM
4. 2026-05-31
   days on market $149,900 Active 114 DOM
5. 2026-05-30
   days on market $149,900 Active 113 DOM
6. 2026-03-17
   soldstatus $155,000
7. 2026-03-16
   soldstatus $155,000 Closed 617-char remark

   Show marketing remark (617 chars)

   This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

8. 2026-03-16
   soldstatus $155,000 Closed 617-char remark

   Show marketing remark (617 chars)

   This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

9. 2026-03-06
   status Pending 617-char remark

   Show marketing remark (617 chars)

   This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

10. 2026-02-21
    historical Accepting Backup Offers 617-char remark

    Show marketing remark (617 chars)

    This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

11. 2026-02-21
    historical Active Under Contract 617-char remark

    Show marketing remark (617 chars)

    This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

12. 2026-02-18
    listed $149,900 Active 617-char remark

    Show marketing remark (617 chars)

    This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

13. 2026-02-18
    listed $149,900 Active 617-char remark

    Show marketing remark (617 chars)

    This beautiful brick walkout ranch offers loads of potential and sits on 1.84 acres that have been recently surveyed and marked. The main floor features 1,872 square feet of space. The upstairs is mostly demolished and currently framed for three bedrooms, two of which include attached bathrooms. This level also features an additional full bathroom and a sitting area. The other half of the floor is wide open and ready for the installation of a new kitchen, dining area, and living room. The downstairs area includes one large bedroom, a full bathroom, a utility room, and a large open area. 2 stall attached garage

14. 2026-02-06
    listed $149,900 Active
15. 2024-09-13
    soldstatus $90,000
16. 2024-09-13
    soldstatus $90,000 Closed
17. 2024-09-11
    soldstatus $90,000
18. 2024-08-19
    status Pending
19. 2024-08-15
    listed $79,950
20. 2024-08-15
    listed $79,950 Active

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $17,013
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,361
• Taxable loss: −$2,131
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $854/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: Plainwell Community Schools
• NCES district ID: 2628530
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $56,149
• Composite: 34.18/100
• National rank: #5274
• State rank: #210 of 540 in MI

Livability — Plainwell

• Score: 77/100
• State rank: #123
• US rank: #3039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,410

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 11% Romanian 3% Slovak 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -242.73%
• Current HPI: 213.7083
• 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

+93.9% since first listed

15 events — show timeline

• 2026-03-17 Sold (Public Records) $155,000 Public Records
• 2026-03-16 Sold (MLS) $155,000 REALCOMP
• 2026-03-16 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2026-03-06 Pending — MiRealSource-MiMLS
• 2026-02-21 Contingent — MiRealSource-MiMLS
• 2026-02-21 Contingent — REALCOMP
• 2026-02-18 Listed $149,900 REALCOMP
• 2026-02-18 Listed $149,900 MiRealSource-MiMLS
• 2026-02-06 Listed $149,900 ForSaleByOwner.com
• 2024-09-13 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2024-09-13 Sold (MLS) $90,000 REALCOMP
• 2024-09-11 Sold (Public Records) $90,000 Public Records
• 2024-08-19 Pending — MiRealSource-MiMLS
• 2024-08-15 Listed $79,950 MiRealSource-MiMLS
• 2024-08-15 Listed $79,950 REALCOMP