The Birch Plan · Cedar Springs, MI 49341

$239,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 956 Days on market

Good condition

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From a layout that maximizes every square inch of space to the attention paid to even the smallest detail, the Birch is the home you have always dreamed of. The open floor plan naturally flows from the living room to the kitchen and into the dining room, allowing guests to socialize in the natural light-filled great room. Share a cocktail at the kitchen's center island, or enjoy dinner in the adjacent dining room. Cooking enthusiasts will also celebrate the spacious kitchen, featuring rich wood cabinets, a contemporary backsplash and state-of-the-art Whirlpool stainless steel appliances. A central hallway off the great room takes you to the home's 3 bedrooms, each featuring large windows and wall-to-wall carpeting. Also located off of the main hallway is plenty of storage with 2 large closets, and a full laundry room complete with a Whirlpool washer and dryer. One of the guestrooms also features a glass sliding door and is perfect for a private office or den. The true star of the show, is the large master bedroom that, like the living room, features a decorative trey ceiling as well as a walk-in closet and en suite bathroom with double sinks and a large mosaic glass feature wall and ceramic tile shower. Meanwhile, an enclosed insulated garage is not only perfect for storing your car but provides additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site amenities, you can retire to a covered front porch.

Key facts

• 2 parking spots
• Listed 956 days

🏗️ New construction. The $239,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (6.4% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.6% in Cedar Springs — 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 74/100 on livability (#180 in MI, #4,617 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, commute F, employment D-.
• Cedar Springs Public Schools (town): math 35% / reading 48% proficiency, ranked #175 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Trails Elementary School (495 students, 49% FRL); Cedar Springs Middle School (math 33% / reading 48%, grade F, #202 of 493 statewide, top 42%, 489 students, 48% FRL); Cedar Springs High School (math 42% / reading 65%, grade C-, #125 of 713 statewide, top 18%, 1,049 students, 40% FRL).
• Market conditions: 274 active listings in the ZIP; high-income renter base; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 956 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 956 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $280,000
• List price: $239,000
• Delta: -14.64%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5680 Kingsley Dr	0.13mi	3/2.0	1,456 (0%)	13mo	$248,000	$170	83
11709 Townsquare Blvd	0.21mi	3/2.0	1,508 (+4%)	23mo	$199,900	$133	65
5475 14 Mile Ct NE	0.38mi	3/1.0	1,250 (-14%)	1mo	$280,000	$224	54

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-56,059
• Equity at exit: $41,749

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-62,484
• Equity at exit: $24,209

Cash invested: $78,400 (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 49341

• Home prices YoY: -33.8%
• Active inventory: 274
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,236 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-168

Break-even live

Break-even rent $2,449

Max offer price $255,642

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-72	+0% $-168	+5% $-265	+10% $-362
Rent	-10% $-345	-5% $-257	+0% $-168	+5% $-80	+10% $8
Rate	-1.0pp $-27	-0.5pp $-97	base $-168	+0.5pp $-241	+1.0pp $-315

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $239,000 Active 956 DOM
2. 2026-06-18
   days on market $239,000 Active 953 DOM
3. 2026-06-17
   days on market $239,000 Active 952 DOM
4. 2026-06-16
   days on market $239,000 Active 951 DOM
5. 2026-06-15
   days on market $239,000 Active 950 DOM
6. 2026-06-14
   days on market $239,000 Active 948 DOM
7. 2026-06-13
   days on market $239,000 Active 947 DOM
8. 2026-06-10
   days on market $239,000 Active 945 DOM
9. 2026-06-09
   days on market $239,000 Active 944 DOM
10. 2026-06-08
    days on market $239,000 Active 943 DOM
11. 2026-06-07
    days on market $239,000 Active 942 DOM
12. 2026-06-05
    pricedays on market $239,000 Active 939 DOM
13. 2026-06-03
    days on market $234,000 Active 938 DOM
14. 2026-06-03
    days on market $234,000 Active 937 DOM
15. 2026-06-01
    days on market $234,000 Active 936 DOM
16. 2026-05-31
    days on market $234,000 Active 935 DOM
17. 2026-03-14
    price $234,000 1484-char remark

    Show marketing remark (1484 chars)

    From a layout that maximizes every square inch of space to the attention paid to even the smallest detail, the Birch is the home you have always dreamed of. The open floor plan naturally flows from the living room to the kitchen and into the dining room, allowing guests to socialize in the natural light-filled great room. Share a cocktail at the kitchen's center island, or enjoy dinner in the adjacent dining room. Cooking enthusiasts will also celebrate the spacious kitchen, featuring rich wood cabinets, a contemporary backsplash and state-of-the-art Whirlpool stainless steel appliances. A central hallway off the great room takes you to the home's 3 bedrooms, each featuring large windows and wall-to-wall carpeting. Also located off of the main hallway is plenty of storage with 2 large closets, and a full laundry room complete with a Whirlpool washer and dryer. One of the guestrooms also features a glass sliding door and is perfect for a private office or den. The true star of the show, is the large master bedroom that, like the living room, features a decorative trey ceiling as well as a walk-in closet and en suite bathroom with double sinks and a large mosaic glass feature wall and ceramic tile shower. Meanwhile, an enclosed insulated garage is not only perfect for storing your car but provides additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site amenities, you can retire to a covered front porch.

18. 2025-01-15
    price $227,000 1484-char remark

    Show marketing remark (1484 chars)

    From a layout that maximizes every square inch of space to the attention paid to even the smallest detail, the Birch is the home you have always dreamed of. The open floor plan naturally flows from the living room to the kitchen and into the dining room, allowing guests to socialize in the natural light-filled great room. Share a cocktail at the kitchen's center island, or enjoy dinner in the adjacent dining room. Cooking enthusiasts will also celebrate the spacious kitchen, featuring rich wood cabinets, a contemporary backsplash and state-of-the-art Whirlpool stainless steel appliances. A central hallway off the great room takes you to the home's 3 bedrooms, each featuring large windows and wall-to-wall carpeting. Also located off of the main hallway is plenty of storage with 2 large closets, and a full laundry room complete with a Whirlpool washer and dryer. One of the guestrooms also features a glass sliding door and is perfect for a private office or den. The true star of the show, is the large master bedroom that, like the living room, features a decorative trey ceiling as well as a walk-in closet and en suite bathroom with double sinks and a large mosaic glass feature wall and ceramic tile shower. Meanwhile, an enclosed insulated garage is not only perfect for storing your car but provides additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site amenities, you can retire to a covered front porch.

19. 2024-06-18
    price $222,000 1484-char remark

    Show marketing remark (1484 chars)

    From a layout that maximizes every square inch of space to the attention paid to even the smallest detail, the Birch is the home you have always dreamed of. The open floor plan naturally flows from the living room to the kitchen and into the dining room, allowing guests to socialize in the natural light-filled great room. Share a cocktail at the kitchen's center island, or enjoy dinner in the adjacent dining room. Cooking enthusiasts will also celebrate the spacious kitchen, featuring rich wood cabinets, a contemporary backsplash and state-of-the-art Whirlpool stainless steel appliances. A central hallway off the great room takes you to the home's 3 bedrooms, each featuring large windows and wall-to-wall carpeting. Also located off of the main hallway is plenty of storage with 2 large closets, and a full laundry room complete with a Whirlpool washer and dryer. One of the guestrooms also features a glass sliding door and is perfect for a private office or den. The true star of the show, is the large master bedroom that, like the living room, features a decorative trey ceiling as well as a walk-in closet and en suite bathroom with double sinks and a large mosaic glass feature wall and ceramic tile shower. Meanwhile, an enclosed insulated garage is not only perfect for storing your car but provides additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site amenities, you can retire to a covered front porch.

20. 2024-04-10
    price $220,000 1484-char remark

    Show marketing remark (1484 chars)

    From a layout that maximizes every square inch of space to the attention paid to even the smallest detail, the Birch is the home you have always dreamed of. The open floor plan naturally flows from the living room to the kitchen and into the dining room, allowing guests to socialize in the natural light-filled great room. Share a cocktail at the kitchen's center island, or enjoy dinner in the adjacent dining room. Cooking enthusiasts will also celebrate the spacious kitchen, featuring rich wood cabinets, a contemporary backsplash and state-of-the-art Whirlpool stainless steel appliances. A central hallway off the great room takes you to the home's 3 bedrooms, each featuring large windows and wall-to-wall carpeting. Also located off of the main hallway is plenty of storage with 2 large closets, and a full laundry room complete with a Whirlpool washer and dryer. One of the guestrooms also features a glass sliding door and is perfect for a private office or den. The true star of the show, is the large master bedroom that, like the living room, features a decorative trey ceiling as well as a walk-in closet and en suite bathroom with double sinks and a large mosaic glass feature wall and ceramic tile shower. Meanwhile, an enclosed insulated garage is not only perfect for storing your car but provides additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site amenities, you can retire to a covered front porch.

21. 2023-11-08
    listed $210,000 Active 1484-char remark

    Show marketing remark (1484 chars)

    From a layout that maximizes every square inch of space to the attention paid to even the smallest detail, the Birch is the home you have always dreamed of. The open floor plan naturally flows from the living room to the kitchen and into the dining room, allowing guests to socialize in the natural light-filled great room. Share a cocktail at the kitchen's center island, or enjoy dinner in the adjacent dining room. Cooking enthusiasts will also celebrate the spacious kitchen, featuring rich wood cabinets, a contemporary backsplash and state-of-the-art Whirlpool stainless steel appliances. A central hallway off the great room takes you to the home's 3 bedrooms, each featuring large windows and wall-to-wall carpeting. Also located off of the main hallway is plenty of storage with 2 large closets, and a full laundry room complete with a Whirlpool washer and dryer. One of the guestrooms also features a glass sliding door and is perfect for a private office or den. The true star of the show, is the large master bedroom that, like the living room, features a decorative trey ceiling as well as a walk-in closet and en suite bathroom with double sinks and a large mosaic glass feature wall and ceramic tile shower. Meanwhile, an enclosed insulated garage is not only perfect for storing your car but provides additional storage space. Finally, when it's time to unwind after a long day of enjoying Oaks of Rockford's on-site amenities, you can retire to a covered front porch.

ⓘ 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: $26,836
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$8,145
• Taxable loss: −$6,888
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-367/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 · 10 photos

Good 80/100 Cosmetic rehab

The Birch home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Updating the flooring in the living areas — Can increase both resale and rental value by making the space more modern and appealing.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.
• Both Adding smart home features — Can increase both resale and rental value by making the home more technologically advanced and convenient for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Updating the flooring in the living areas — Can increase both resale and rental value by making the space more modern and appealing. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding smart home features — Can increase both resale and rental value by making the home more technologically advanced and convenient for potential buyers/tenants. ↑

ⓘ 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: Cedar Springs Public Schools
• NCES district ID: 2608520
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,632
• Composite: 36.42/100
• National rank: #4675
• State rank: #175 of 540 in MI

Livability — Cedar Springs

• Score: 74/100
• State rank: #180
• US rank: #4617

Category grades

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

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): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 293.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -131.59%
• Current HPI: 257.3691
• 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

+11.4% since first listed

5 events — show timeline

• 2026-03-14 Price Changed $234,000 Zillow
• 2025-01-15 Price Changed $227,000 Zillow
• 2024-06-18 Price Changed $222,000 Zillow
• 2024-04-10 Price Changed $220,000 Zillow
• 2023-11-08 Listed $210,000 Zillow