412 W Church Ave, Reed City, MI 49677

4 bd · 2 ba · 2,400 sqft · built 1975 · Reed City · SINGLE_FAMILY·source listing ↗

$265,000

rent, three ways

OnePercent model (vv1)$2,679/mo

p10–p90 confidence band

HUD Fair Market Rent · 49677 · 4BR$1,420/mo

Area comps median (last 90d)—

FMR from HUD SAFMR FY2026. Never a naked estimate.

County

Osceola

Flood risk indexRelatively Moderate FEMA NRI

Median household income$59,112

Median area rent$785/mo

Median home value$142,000

the verdict

1.01%vs 1.0% target

financing: 20% down · — (FRED, live) · 30yr

$265,000

1.01% · rent $2,679

Intrinsic value · income approach

$282,742

6% below intrinsic value

Value = net operating income ÷ market cap rate. Not investment advice.

Ten-year owner return

Equity multiple, per-year cash flow, and appreciation modeling are a Pro feature.