561 Arthur Ave · Eastwood, MI 49048

$104,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 42 Days on market

Built 1920 6,534 sqft lot Est $173k · 39% under

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Why this score? — see what drove the B+ 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.1/10.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.4% in Eastwood — 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 74/100 on livability (#187 in MI, #4,713 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northeastern Elementary School (212 students, 92% FRL); Linden Grove Middle School (math 30% / reading 70%, grade C, #125 of 493 statewide, top 25%, 705 students, 69% FRL); Kalamazoo Central High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 1,612 students, 64% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 156 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $35k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $172,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Lum Ave	0.20mi	3/2.0	1,107 (+1%)	2mo	$197,000	$178	83
725 Gayle Ave	0.17mi	3/2.0	1,073 (-2%)	4mo	$170,000	$158	82
926 Washburn Ave	0.38mi	3/2.0	1,115 (+2%)	2mo	$195,500	$175	73
811 Craft	0.35mi	3/1.0	1,146 (+5%)	3mo	$207,500	$181	73
905 Cooper Ave	0.44mi	2/1.0 (-1)	1,107 (+1%)	1mo	$150,000	$136	71
1219 Upland Dr	0.44mi	2/1.0 (-1)	1,090 (-0%)	4mo	$163,000	$150	71
240 Chicago Ave	0.52mi	3/1.0	1,046 (-4%)	3mo	$162,000	$155	66
3225 Dearborn Ave	0.27mi	2/1.0 (-1)	1,200 (+10%)	2mo	$199,900	$167	64
724 Craft Ave	0.36mi	3/1.0	948 (-13%)	1mo	$210,000	$222	60
209 Wallace Ave	0.66mi	3/1.0	1,184 (+8%)	2mo	$135,000	$114	53
1824 Humphrey St	0.74mi	3/1.0	1,192 (+9%)	2mo	$160,000	$134	49
1726 Upland Dr	0.75mi	3/1.0	1,204 (+10%)	4mo	$185,000	$154	45

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 · 7.88% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.33×
• Total profit: $9,617
• Equity at exit: $15,641

10-year hold

• IRR: 21.2%
• Equity multiple: 3.24×
• Total profit: $65,774
• Equity at exit: $9,070

Cash invested: $29,372 (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 49048

• Rents YoY: 7.9%
• Active inventory: 156
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$550
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $306

Break-even live

Break-even rent $984

Max offer price $104,900

Occupancy floor 73%

Sensitivity live

Price	-10% $365	-5% $336	+0% $306	+5% $276	+10% $247
Rent	-10% $198	-5% $252	+0% $306	+5% $360	+10% $414
Rate	-1.0pp $359	-0.5pp $333	base $306	+0.5pp $279	+1.0pp $251

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Washburn Ave Kalamazoo, MI	2.0	1.0	720	$1,300	$1.81	22d	1	0.33mi
414 Trimble Ave Kalamazoo, MI	2.0	1.0	764	$1,300	$1.70	15d	1	0.70mi
1926 Sunnyside Dr Kalamazoo, MI	2.0	1.5	1020	$1,200	$1.18	22d	1	0.85mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	22d	1	0.95mi
2024 Sunnyside Dr Kalamazoo, MI	1.0–2.0	1.0	740	$1,000	$1.35	15d	1	0.95mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,390	$1.52	15d	13	1.02mi

Listing history 24 events

1. 2026-03-30
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

2. 2026-03-30
   status Pending 221-char remark

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

3. 2026-03-30
   status Pending

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

4. 2026-03-23
   price $104,900 221-char remark

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

5. 2026-03-23
   price $104,900 221-char remark

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

6. 2026-03-23
   price $104,900

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

7. 2026-03-12
   price $109,900 221-char remark

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

8. 2026-03-12
   price $109,900 221-char remark

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

9. 2026-03-12
   price $109,900

   Show marketing remark (221 chars)

   Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

10. 2026-03-04
    price $119,900 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

11. 2026-03-03
    price $119,900 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

12. 2026-03-03
    price $119,900

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

13. 2026-02-25
    price $129,900 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

14. 2026-02-25
    price $129,900 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

15. 2026-02-25
    price $129,900

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

16. 2026-02-16
    listed $139,900 Active 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

17. 2026-02-16
    listed $139,900 Active

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

18. 2026-02-16
    listed $139,900 Active 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

19. 2026-02-14
    historical $139,900 221-char remark

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

20. 2026-02-14
    historical $139,900

    Show marketing remark (221 chars)

    Great starter home located in Kalamazoo Promise. three nice sized bedrooms, located on a corner lot. Spacious kitchen. Exterior features nice sized lot with two car garage. Home will need some work but priced accordingly.

21. 2022-05-25
    historical
22. 2008-09-08
    historical
23. 2008-01-03
    listed $94,000
24. 2008-01-03
    listed $94,000

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,205 · $184/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 2/10 Low 7 d/yr ≥98°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: $16,460
• − Mortgage interest: −$5,876
• − Property taxes: −$2,205
• − Insurance: −$524
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,052
• Taxable income: $2,170
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,152/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: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Eastwood

• Score: 74/100
• State rank: #187
• US rank: #4713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastwood, MI
• County: Kalamazoo County · 224,317 people
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 22,791
• Household income: $60,454
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 835.0

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 (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -205.26%
• Current HPI: 180.4766
• Rent YoY: ▲ 7.88%
• Metro: Kalamazoo-Portage, MI
• 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

+11.6% since first listed

24 events — show timeline

• 2026-03-30 Pending — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Pending — SW Michigan MLS
• 2026-03-23 Price Changed $104,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $104,900 REALCOMP
• 2026-03-23 Price Changed $104,900 SW Michigan MLS
• 2026-03-12 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $109,900 REALCOMP
• 2026-03-12 Price Changed $109,900 SW Michigan MLS
• 2026-03-04 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-03 Price Changed $119,900 REALCOMP
• 2026-03-03 Price Changed $119,900 SW Michigan MLS
• 2026-02-25 Price Changed $129,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $129,900 REALCOMP
• 2026-02-25 Price Changed $129,900 SW Michigan MLS
• 2026-02-16 Listed $139,900 REALCOMP
• 2026-02-16 Listed $139,900 SW Michigan MLS
• 2026-02-16 Listed $139,900 MiRealSource-MiMLS
• 2026-02-14 Coming Soon $139,900 MiRealSource-MiMLS
• 2026-02-14 Coming Soon $139,900 SW Michigan MLS
• 2022-05-25 Listing Removed — REALCOMP
• 2008-09-08 Listing Removed — SW Michigan MLS
• 2008-01-03 Listed $94,000 SW Michigan MLS
• 2008-01-03 Listed $94,000 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $2,205 · +3.8% YoY. Source: county tax records.