542 Ionia St · Belding, MI 48809

$209,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 28 Days on market

Built 1900 5,663 sqft lot $249/sqft · 62% above area Est $204k · at est.

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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 +6.5/15.0
• Cash flow +4.8/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

Key facts

• 5,663 sq ft lot
• Built 1900
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-509 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (42.6% below list).
• Recommended offer: $119k (43.1% below list) — sets the bar for cash-flow.
• Cap rate 3.4% 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; 1 comparable units currently listed for rent nearby; 94 units permitted in Ionia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $68k; list at $209k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,012 (43.1% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.54
• GRM: 14.5

CMA / ARV

• ARV (median comp): $204,364
• List price: $209,000
• Delta: 2.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1045 Alderman St	0.46mi	2/1.0 (-1)	768 (-9%)	1mo	$175,000	$228	58
438 Woodland St	0.33mi	2/2.0 (-1)	900 (+7%)	11mo	$195,500	$217	54
822 Harrison St	0.60mi	2/1.0 (-1)	844 (+0%)	16mo	$185,000	$219	53
163 S York St	0.46mi	2/1.0 (-1)	725 (-14%)	2mo	$165,000	$228	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $81,409
• Equity at exit: $188,284

10-year hold

• IRR: 16.1%
• Equity multiple: 5.53×
• Total profit: $265,301
• Equity at exit: $406,041

Cash invested: $58,520 (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: 14.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-509

Break-even live

Break-even rent $1,845

Max offer price $119,012

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 James St Unit 1 Belding, MI	2.0	1.0	633	$1,200	$1.90	2d	1	0.25mi

Listing history 27 events

1. 2026-05-06
   status Pending 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

2. 2026-05-06
   status Pending 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

3. 2026-05-06
   status Pending

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

4. 2026-05-05
   price $209,000 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

5. 2026-05-04
   price $209,000 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

6. 2026-05-04
   price $209,000

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

7. 2026-04-10
   status Active 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

8. 2026-04-09
   historical 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

9. 2026-04-09
   status Active 970-char remark

   Show marketing remark (970 chars)

   Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

10. 2026-04-09
    status Active 970-char remark

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

11. 2026-04-09
    status Active

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

12. 2026-04-04
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

13. 2026-04-04
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

14. 2026-04-04
    status Pending

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

15. 2026-04-03
    listed $219,000 Active 970-char remark

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

16. 2026-04-03
    listed $219,000 Active 970-char remark

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

17. 2026-04-03
    listed $219,000 Active

    Show marketing remark (970 chars)

    Welcome home! This 3 bedroom, 2 full bath has been completely reimagined from top to bottom. Beautifully renovated, blending timeless character with modern convenience, no detail has been overlooked. Featuring a brand-new roof, siding, windows, and a fully remodeled interior throughout. Enjoy peace of mind with new mechanicals including furnace, water heater, and appliances, along with newly installed natural gas lines. Designed with comfort and efficiency in mind, the home is exceptionally well insulated. Inside, you'll find thoughtful touches that elevate everyday living, such as a spacious pantry and convenient built-in spice storage. Even the infrastructure has been upgraded-the City of Belding has installed new water lines, and a brand-new water meter. This is a rare opportunity to own a like-new home with modern upgrades while still enjoying the charm of an established property. Move right in and enjoy! Back on the market through no fault of its own.

18. 2024-07-10
    soldstatus $68,000
19. 2024-07-03
    soldstatus $68,000 Sold
20. 2024-07-03
    soldstatus $68,000 Sold
21. 2024-07-03
    soldstatus $68,000 Closed
22. 2024-06-27
    status Pending
23. 2024-06-27
    status Pending
24. 2024-06-27
    status Pending
25. 2024-06-19
    listed $79,900 Active
26. 2024-06-19
    listed $79,900 Active
27. 2024-06-19
    listed $79,900 Active

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $14,400
• − Mortgage interest: −$11,707
• − Property taxes: −$3,292
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$6,080
• Taxable loss: −$10,028
• Est. tax savings @ 24.0%: +$2,407
• After-tax cash flow: $-3,706/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

• Census place: Belding, MI
• 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

+161.6% since first listed

27 events — show timeline

• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — SW Michigan MLS
• 2026-05-05 Price Changed $209,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $209,000 REALCOMP
• 2026-05-04 Price Changed $209,000 SW Michigan MLS
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Relisted — REALCOMP
• 2026-04-09 Relisted — MiRealSource-MiMLS
• 2026-04-09 Relisted — SW Michigan MLS
• 2026-04-04 Pending — REALCOMP
• 2026-04-04 Pending — MiRealSource-MiMLS
• 2026-04-04 Pending — SW Michigan MLS
• 2026-04-03 Listed $219,000 SW Michigan MLS
• 2026-04-03 Listed $219,000 MiRealSource-MiMLS
• 2026-04-03 Listed $219,000 REALCOMP
• 2024-07-10 Sold (Public Records) $68,000 Public Records
• 2024-07-03 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2024-07-03 Sold (MLS) $68,000 SW Michigan MLS
• 2024-07-03 Sold (MLS) $68,000 REALCOMP
• 2024-06-27 Pending — REALCOMP
• 2024-06-27 Pending — MiRealSource-MiMLS
• 2024-06-27 Pending — SW Michigan MLS
• 2024-06-19 Listed $79,900 MiRealSource-MiMLS
• 2024-06-19 Listed $79,900 SW Michigan MLS
• 2024-06-19 Listed $79,900 REALCOMP

Property tax history

+12.6%/yr

Latest (2025): $3,292 · +8.9% YoY. Source: county tax records.