7858 Sierra Dr · Belding, MI 48809

$330,000

3 bd · 2.0 ba · 760 sqft · Condo public records · 11 Days on market

Built 2024 $75/mo HOA · 5% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• Schools +2.3/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and qualitythroughout. The seller also upgraded, at build, to water proof the basement for piece more of mind. Move-in ready and built with today's lifestyle in mind--this is one you won't want to miss!

Key facts

• Generous lot
• Corian countertops
• Charming gazebo

Tags

• GOURMET KITCHEN
• CORIAN COUNTERTOPS
• DUAL PANTRIES
• EXPANSIVE DECK
• CHARMING GAZEBO
• GENEROUS LOT

Property features AI

Finance

• Other: Directions: From Belding Road turn onto Storey Rd North, take the first right onto W Ellis, go about a quarter mile and turn right onto Sierra Dr — property is down on the left.
• HOA & community: Monthly association fee of $75 covering snow removal; Has association

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water
• Home design: Single family residence; Residential property type; Built in 2024
• Construction: Vinyl siding; Composition roof; Built in 2024
• Exterior features: Lot approximately 0.51 acres; Well water

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom (approx. 14 x 12); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 12 x 12)
• Bathrooms: 2 full bathrooms; Primary bathroom (approx. 5 x 9); Second bathroom (approx. 10 x 5)
• Heating & cooling: Forced air heating; Central air conditioning (SEER 13 or greater)
• Interior features: Garage door opener; Pantry; Screens on windows; Full basement; Total of 4 rooms (not including bedrooms/bathrooms)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (62.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (57.6% below list).
• Recommended offer: $125k (62.2% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 4.5% in Belding — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#169 in MI, #4,436 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Belding Area School District (town): math 23% / reading 31% proficiency, ranked #398 of 540 in MI (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Ionia County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Recommended offer $124,888 (62.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.42% ✗
• Cap rate: 2.07%
• Cash-on-cash: -15.08%
• DSCR: 0.33
• GRM: 19.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 2.14×
• Total profit: $105,789
• Equity at exit: $297,290

10-year hold

• IRR: 13.9%
• Equity multiple: 5.00×
• Total profit: $369,710
• Equity at exit: $641,117

Cash invested: $92,400 (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 48809

• Home prices YoY: 3.3%
• Active inventory: 72
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$324 /mo · $3,885/yr
• Insurance: −$138
• HOA: −$75
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-1,161

Break-even live

Break-even rent $2,869

Max offer price $124,888

Occupancy floor —

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $75 · $900/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-04-28
   status Pending 1185-char remark

   Show marketing remark (1185 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and qualitythroughout. The seller also upgraded, at build, to water proof the basement for piece more of mind. Move-in ready and built with today's lifestyle in mind--this is one you won't want to miss!

2. 2026-04-22
   status Pending 1185-char remark

   Show marketing remark (994 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and quality

3. 2026-04-22
   status Pending 994-char remark

   Show marketing remark (994 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and quality

4. 2026-04-22
   status Pending

   Show marketing remark (994 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and quality

5. 2026-04-21
   historical 1185-char remark

   Show marketing remark (1185 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and qualitythroughout. The seller also upgraded, at build, to water proof the basement for piece more of mind. Move-in ready and built with today's lifestyle in mind--this is one you won't want to miss!

6. 2026-04-10
   listed $330,000 Active 1185-char remark

   Show marketing remark (994 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and quality

7. 2026-04-10
   listed $330,000 Active 994-char remark

   Show marketing remark (994 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and quality

8. 2026-04-10
   listed $330,000 Active

   Show marketing remark (994 chars)

   Welcome to this stunning newer construction home in desirable Ellis Acres! Built in 2024, this beautifully designed bi-level offers the perfect blend of modern style, comfort, and efficiency. Featuring 3 spacious bedrooms and 2 full baths, this home showcases a gourmet kitchen that's sure to impress--with sleek Corian countertops, dual pantries for exceptional storage, and a layout ideal for both everyday living and entertaining. The open-concept design flows seamlessly to an expansive deck complete with a charming gazebo, creating the perfect outdoor retreat. Situated on a generous . 50-acre lot, you'll enjoy plenty of space to relax, play, or garden. The 2-car attached garage adds convenience, while the home's energy-efficient construction helps keep utility costs in check. For added peace of mind, this property includes a 10-year transferable structural warranty. Bonus upgrade includes a whole-house water filtration system installed by the seller, enhancing comfort and quality

9. 2025-11-29
   historical
10. 2025-11-29
    historical
11. 2025-10-08
    price $340,000
12. 2025-10-08
    price $340,000
13. 2025-09-30
    price $350,000
14. 2025-09-30
    price $350,000
15. 2025-09-16
    price $360,000
16. 2025-09-16
    price $360,000
17. 2025-08-28
    listed $370,000 Active
18. 2025-08-28
    listed $370,000 Active
19. 2024-08-22
    soldstatus $293,345
20. 2024-08-22
    soldstatus $293,345
21. 2024-08-22
    soldstatus $293,345 Sold
22. 2024-08-22
    listed $293,345
23. 2024-08-22
    listed $293,345
24. 2024-08-22
    listed $293,345
25. 2024-08-22
    historical

ⓘ 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: $3,885 · $324/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$598/yr (+$50/mo · 15.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,796
• − Mortgage interest: −$18,485
• − Property taxes: −$3,885
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$900
• − Depreciation: −$9,600
• Taxable loss: −$20,412
• Est. tax savings @ 24.0%: +$4,899
• After-tax cash flow: $-9,034/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: Belding Area School District
• NCES district ID: 2604530
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $46,310
• Composite: 23.33/100
• National rank: #7915
• State rank: #398 of 540 in MI

Livability — Belding

• Score: 74/100
• State rank: #169
• US rank: #4436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,292

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 7% Romanian 4% Lithuanian 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

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: ▲ 13.30%
• Current HPI: 412.5108
• 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

+12.5% since first listed

25 events — show timeline

• 2026-04-28 Pending — REALCOMP
• 2026-04-22 Pending — REALCOMP
• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — SW Michigan MLS
• 2026-04-21 Listing Removed — REALCOMP
• 2026-04-10 Listed $330,000 REALCOMP
• 2026-04-10 Listed $330,000 SW Michigan MLS
• 2026-04-10 Listed $330,000 MiRealSource-MiMLS
• 2025-11-29 Listing Removed — REALCOMP
• 2025-11-29 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Price Changed $340,000 MiRealSource-MiMLS
• 2025-10-08 Price Changed $340,000 REALCOMP
• 2025-09-30 Price Changed $350,000 MiRealSource-MiMLS
• 2025-09-30 Price Changed $350,000 REALCOMP
• 2025-09-16 Price Changed $360,000 MiRealSource-MiMLS
• 2025-09-16 Price Changed $360,000 REALCOMP
• 2025-08-28 Listed $370,000 REALCOMP
• 2025-08-28 Listed $370,000 MiRealSource-MiMLS
• 2024-08-22 Listing Removed — SW Michigan MLS
• 2024-08-22 Listed $293,345 SW Michigan MLS
• 2024-08-22 Listed $293,345 MiRealSource-MiMLS
• 2024-08-22 Listed $293,345 REALCOMP
• 2024-08-22 Sold (MLS) $293,345 SW Michigan MLS
• 2024-08-22 Sold (MLS) $293,345 MiRealSource-MiMLS
• 2024-08-22 Sold (MLS) $293,345 REALCOMP

Property tax history

+4645.6%/yr

Latest (2025): $3,885 · +4645.6% YoY. Source: county tax records.