Integrity 1520 Plan · Richland, MI 49083

$303,900

3 bd · 2.5 ba · 1,516 sqft · SingleFamily · 478 Days on market

Excellent 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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Integrity 1520 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

Key facts

• 2 garage spots
• Listed 478 days

🏗️ New construction. The $303,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,719.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $304k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (14.4% below list).
• Recommended offer: $260k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Richland — 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 73/100 on livability (#222 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Gull Lake Community Schools (suburban): math 40% / reading 59% proficiency, ranked #93 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Thomas M Ryan Intermediate School (math 42% / reading 60%, grade C-, #362 of 1,397 statewide, top 26%, 655 students, 32% FRL); Gull Lake Middle School (math 39% / reading 57%, grade C-, #138 of 493 statewide, top 28%, 691 students, 28% FRL); Gull Lake High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 850 students, 25% FRL).
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 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 $10k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 478 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,000 (14.4% 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 478 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $322,719
• List price: $303,900
• Delta: -5.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8423 Lausen Ln	0.22mi	3/2.5	1,524 (+0%)	8mo	$268,000	$176	82
8865 E Sturtevant Ave	0.21mi	3/2.5	1,554 (+2%)	6mo	$268,000	$172	81
8758 E Sturtevant Ave	0.28mi	3/2.5	1,576 (+4%)	5mo	$312,610	$198	76
8835 E Sturtevant Ave	0.21mi	3/2.5	1,662 (+10%)	10mo	$335,685	$202	65
8761 Aveling Way	0.16mi	3/2.0	1,677 (+11%)	11mo	$294,900	$176	64
8076 Lausen Ln	0.13mi	3/2.0	1,412 (-7%)	22mo	$304,500	$216	62
8112 Lausen Ln	0.10mi	3/2.0	1,735 (+14%)	12mo	$260,000	$150	59
8767 Geiser Grove St	0.19mi	3/2.5	1,682 (+11%)	19mo	$315,000	$187	57
8564 E Sturtevant Ave	0.29mi	3/2.0	1,607 (+6%)	22mo	$340,740	$212	56

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-63,480
• Equity at exit: $48,118

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-69,571
• Equity at exit: $27,903

Cash invested: $90,361 (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 49083

• Active inventory: 129
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,692
• Tax est. 1.5%: −$403 /mo · $4,841/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-176

Break-even live

Break-even rent $2,823

Max offer price $297,217

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-65	+0% $-176	+5% $-288	+10% $-399
Rent	-10% $-382	-5% $-279	+0% $-176	+5% $-74	+10% $29
Rate	-1.0pp $-14	-0.5pp $-94	base $-176	+0.5pp $-260	+1.0pp $-345

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: $80,680
• Closing costs: $9,682
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8331 W Sturtevant Ave Richland, MI	4.0	2.5	1822	$2,600	$1.43	45d	1	0.22mi

Listing history 18 events

1. 2026-06-21
   days on market $303,900 Active 478 DOM
2. 2026-06-18
   days on market $303,900 Active 475 DOM
3. 2026-06-17
   days on market $303,900 Active 474 DOM
4. 2026-06-16
   days on market $303,900 Active 473 DOM
5. 2026-06-15
   days on market $303,900 Active 472 DOM
6. 2026-06-14
   days on market $303,900 Active 470 DOM
7. 2026-06-13
   days on market $303,900 Active 469 DOM
8. 2026-06-10
   days on market $303,900 Active 467 DOM
9. 2026-06-09
   days on market $303,900 Active 466 DOM
10. 2026-06-08
    days on market $303,900 Active 465 DOM
11. 2026-06-07
    days on market $303,900 Active 464 DOM
12. 2026-06-03
    days on market $303,900 Active 460 DOM
13. 2026-06-02
    days on market $303,900 Active 459 DOM
14. 2026-06-01
    days on market $303,900 Active 458 DOM
15. 2026-05-31
    days on market $303,900 Active 457 DOM
16. 2026-05-30
    days on market $303,900 Active 456 DOM
17. 2025-09-04
    price $303,900 130-char remark

    Show marketing remark (130 chars)

    The Integrity 1520 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

18. 2025-03-01
    listed $293,900 Active 130-char remark

    Show marketing remark (130 chars)

    The Integrity 1520 is a traditional 2-story floor plan with a footprint designed for optimal and inclusive living & storage.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $31,200
• − Mortgage interest: −$18,077
• − Property taxes: −$4,841
• − Insurance: −$1,614
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$9,388
• Taxable loss: −$7,712
• Est. tax savings @ 24.0%: +$1,851
• After-tax cash flow: $-264/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 · 12 photos

Excellent 95/100 None rehab

This Integrity 1520 home is in excellent condition with no visible repairs needed. It offers a great balance of modern updates and traditional charm, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace light fixtures with energy-efficient LED lights — Saves on energy costs and improves ambiance
• Both Install smart home automation system — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace light fixtures with energy-efficient LED lights — Saves on energy costs and improves ambiance ↑
• Both Install smart home automation system — Enhances convenience and energy efficiency ↑

ⓘ 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: Gull Lake Community Schools
• NCES district ID: 2617250
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $64,763
• Composite: 43.71/100
• National rank: #2952
• State rank: #93 of 540 in MI

Livability — Richland

• Score: 73/100
• State rank: #222
• US rank: #5563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,110
• Population (ZIP): 8,110

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 14% Romanian 7% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.73%
• Current HPI: 235.3459
• 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

+3.4% since first listed

2 events — show timeline

• 2025-09-04 Price Changed $303,900 Zillow
• 2025-03-01 Listed $293,900 Zillow