7039 Curtis Dr · Coloma, MI 49038

$249,995

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 120 Days on market

Built 1965 10,454 sqft lot Est $286k · 13% under

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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 +13.9/30.0
• ARV discount +13.2/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this well-cared-for brick duplex offering flexibility for living, investing, or both. Each unit includes 2 bedrooms, 1 bathroom, onsite laundry, garage access, and a private backyard setting perfect for relaxing or entertaining. Currently tenant-occupied with rents well below market value, this property presents immediate upside potential for investors seeking increased cash flow. Whether you choose to maintain reliable long-term tenants, adjust rents over time, or explore alternative rental strategies, the income possibilities are strong. Enjoy deeded access to beautiful Paw Paw Lake along with a nearby boat launch, adding lifestyle appeal and rental demand. Coloma's flexible short-term rental environment makes this an excellent candidate for vacation rental or hybrid income potential. Now offered at a lower price than before, this is a great opportunity to secure a versatile income-producing property just minutes Lake Michigan. Schedule your showing now!

Key facts

• Onsite laundry
• Private backyard
• Brick duplex

Tags

• BRICK DUPLEX
• ONSITE LAUNDRY
• PRIVATE BACKYARD
• DEEDED ACCESS
• BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $26 ($311/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.2% below list).
• Recommended offer: $214k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Coloma Community Schools (town): math 17% / reading 39% proficiency, ranked #384 of 540 in MI (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 397 units permitted in Berrien County in 2024 (40 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.
• Berrien County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 34y 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 $123k; list at $250k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $214,423 (14.2% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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 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: 0.86% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (median comp): $285,908
• List price: $249,995
• Delta: -12.56%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4557 Douglas Ter	0.08mi	3/2.5	1,624 (-10%)	8mo	$240,000	$148	72
4759 Paw Paw Lake Rd	0.54mi	3/1.5	1,816 (+1%)	5mo	$250,000	$138	67
4749 Wil-o-paw Dr	0.44mi	3/2.0	1,620 (-10%)	2mo	$243,500	$150	61
6772 Paw Paw Ave	0.23mi	2/2.0 (-1)	1,876 (+4%)	20mo	$270,000	$144	60
4549 Forest Beach Rd	0.62mi	3/2.0	1,765 (-2%)	11mo	$355,000	$201	59
7285 Paw Paw Ave	0.33mi	3/2.5	2,056 (+14%)	1mo	$380,000	$185	58
4801 Wil-o-paw Dr	0.48mi	2/1.0 (-1)	1,924 (+7%)	3mo	$164,900	$86	54
6828 First Ave	0.46mi	4/2.5 (+1)	1,630 (-9%)	9mo	$359,900	$221	48
7580 Paw Paw Ave	0.71mi	3/2.0	1,872 (+4%)	20mo	$219,900	$117	44
7476 Beechwood Cir	0.72mi	4/1.5 (+1)	1,970 (+10%)	24mo	$220,000	$112	24

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-38,862
• Equity at exit: $37,275

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-31,729
• Equity at exit: $21,615

Cash invested: $69,999 (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 49038

• Active inventory: 43
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$253 /mo · $3,034/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $26

Break-even live

Break-even rent $2,111

Max offer price $249,995

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $97	+0% $26	+5% $-45	+10% $-116
Rent	-10% $-143	-5% $-59	+0% $26	+5% $111	+10% $195
Rate	-1.0pp $152	-0.5pp $90	base $26	+0.5pp $-39	+1.0pp $-105

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: $62,499
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7604 Red Arrow Hwy Watervliet, MI	2.0–3.0	2.0	1078	$1,319	$1.22	44d	1	1.05mi
4020 Sumner Dr Watervliet, MI	4.0	2.0	1750	$2,395	$1.37	44d	1	1.17mi
3882 Watertown Dr Watervliet, MI	4.0	2.0	1750	$2,195	$1.25	44d	1	1.33mi
3866 Watertown Dr Watervliet, MI	4.0	2.0	2060	$2,495	$1.21	44d	1	1.34mi

Listing history 28 events

1. 2026-06-16
   days on market $249,995 Active 120 DOM
2. 2026-06-15
   days on market $249,995 Active 119 DOM
3. 2026-06-13
   days on market $249,995 Active 117 DOM
4. 2026-06-12
   days on market $249,995 Active 116 DOM
5. 2026-06-09
   days on market $249,995 Active 113 DOM
6. 2026-06-08
   days on market $249,995 Active 112 DOM
7. 2026-06-07
   days on market $249,995 Active 111 DOM
8. 2026-06-07
   days on market $249,995 Active 110 DOM
9. 2026-06-04
   days on market $249,995 Active 107 DOM
10. 2026-06-02
    days on market $249,995 Active 106 DOM
11. 2026-06-01
    days on market $249,995 Active 105 DOM
12. 2026-05-31
    days on market $249,995 Active 104 DOM
13. 2026-05-31
    days on market $249,995 Active 103 DOM
14. 2026-02-16
    listed $249,995 Active 994-char remark

    Show marketing remark (994 chars)

    Opportunity knocks with this well-cared-for brick duplex offering flexibility for living, investing, or both. Each unit includes 2 bedrooms, 1 bathroom, onsite laundry, garage access, and a private backyard setting perfect for relaxing or entertaining. Currently tenant-occupied with rents well below market value, this property presents immediate upside potential for investors seeking increased cash flow. Whether you choose to maintain reliable long-term tenants, adjust rents over time, or explore alternative rental strategies, the income possibilities are strong. Enjoy deeded access to beautiful Paw Paw Lake along with a nearby boat launch, adding lifestyle appeal and rental demand. Coloma's flexible short-term rental environment makes this an excellent candidate for vacation rental or hybrid income potential. Now offered at a lower price than before, this is a great opportunity to secure a versatile income-producing property just minutes Lake Michigan. Schedule your showing now!

15. 2026-02-16
    listed $249,995 Active 994-char remark

    Show marketing remark (994 chars)

    Opportunity knocks with this well-cared-for brick duplex offering flexibility for living, investing, or both. Each unit includes 2 bedrooms, 1 bathroom, onsite laundry, garage access, and a private backyard setting perfect for relaxing or entertaining. Currently tenant-occupied with rents well below market value, this property presents immediate upside potential for investors seeking increased cash flow. Whether you choose to maintain reliable long-term tenants, adjust rents over time, or explore alternative rental strategies, the income possibilities are strong. Enjoy deeded access to beautiful Paw Paw Lake along with a nearby boat launch, adding lifestyle appeal and rental demand. Coloma's flexible short-term rental environment makes this an excellent candidate for vacation rental or hybrid income potential. Now offered at a lower price than before, this is a great opportunity to secure a versatile income-producing property just minutes Lake Michigan. Schedule your showing now!

16. 2025-11-19
    historical
17. 2025-10-31
    status Active
18. 2025-10-31
    status Active
19. 2025-10-28
    status Pending
20. 2025-10-28
    status Pending
21. 2025-08-26
    status Active
22. 2025-08-25
    historical
23. 2025-08-18
    listed $265,000 Active
24. 2025-08-18
    listed $265,000 Active
25. 2004-11-30
    soldstatus $123,255
26. 2004-10-01
    listed $130,000
27. 1993-02-04
    soldstatus $69,000
28. 1992-05-07
    listed $75,900

ⓘ 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: $3,034 · $253/mo
• Projected year-2 tax: $3,442 · $287/mo
• Expected delta: +$408/yr (+$34/mo · 13.4%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,731
• − Mortgage interest: −$14,004
• − Property taxes: −$3,034
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$7,273
• Taxable loss: −$3,946
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $1,258/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: Coloma Community Schools
• NCES district ID: 2610380
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $48,135
• Composite: 24.28/100
• National rank: #7715
• State rank: #384 of 540 in MI

Livability — Coloma

• Score: 73/100
• State rank: #218
• US rank: #5399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paw Paw Lake, MI
• Population (ZIP): 8,577

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 149,273 people
• By 2030: 145,211 · -2.7%
• By 2040: 135,435 · -9.3%
• By 2050: 125,543 · -15.9%
• By 2075: 103,986 · -30.3%
• By 2100: 82,256 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 4% Romanian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Berrien

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.2% · Other 1.4%
• 2008→2024 swing: -13.3pp toward R · 2008: 5.5pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+7.4 2016: R+12.7 2012: R+6.6 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.33%
• Current HPI: 237.5873
• 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

+229.4% since first listed

15 events — show timeline

• 2026-02-16 Listed $249,995 REALCOMP
• 2026-02-16 Listed $249,995 MiRealSource-MiMLS
• 2025-11-19 Listing Removed — MiRealSource-MiMLS
• 2025-10-31 Relisted — REALCOMP
• 2025-10-31 Relisted — MiRealSource-MiMLS
• 2025-10-28 Pending — REALCOMP
• 2025-10-28 Pending — MiRealSource-MiMLS
• 2025-08-26 Relisted — REALCOMP
• 2025-08-25 Listing Removed — REALCOMP
• 2025-08-18 Listed $265,000 REALCOMP
• 2025-08-18 Listed $265,000 MiRealSource-MiMLS
• 2004-11-30 Sold (MLS) $123,255 SW Michigan MLS
• 2004-10-01 Listed $130,000 SW Michigan MLS
• 1993-02-04 Sold (MLS) $69,000 SW Michigan MLS
• 1992-05-07 Listed $75,900 SW Michigan MLS

Property tax history

-0.1%/yr

Latest (2024): $3,034 · +9.3% YoY. Source: county tax records.