2051 Stanley Ave · Portage, MI 49002

$241,500

3 bd · 2.0 ba · 1,353 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition 7,841 sqft lot Est $249k · at est.

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Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +8.8/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Stanwood Crossings, a new Portage community that makes homeownership attainable for middle-income buyers through an innovative ground lease model. Thoughtfully designed for modern living, this brand-new 2025 home offers the perfect blend of comfort, efficiency, and style in a welcoming neighborhood setting. Featuring the desirable Birch floor plan, this single-story home provides 1,353 square feet of well-planned living space with an open and airy feel. The living room flows seamlessly into the dining area and kitchen, creating an inviting space for everyday living and entertaining. The kitchen is both functional and stylish, with generous counter space, a pantry, and easy access to the main living areas. The home includes three bedrooms and two full baths, highlighted by a private primary suite with a walk-in closet. Two additional bedrooms offer flexibility for guests, a home office, or hobbies.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Electricity available; Natural gas connected
• Home design: Ranch-style single-family home; New construction (2026)
• Construction: Vinyl siding; Composition roof; Built in 2026; Slab basement
• Exterior features: Paved road access; Lot is 0.18 acres

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Insulated windows; Total of 5 rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $242k).
• Cap rate 8.4% vs local median 3.5% in Portage — 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 79/100 on livability (#90 in MI, #2,044 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D-, commute F.
• Portage Public Schools (urban): math 48% / reading 63% proficiency, ranked #67 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+11.3%/yr); 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 43% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $68k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $241,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $248,952
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2085 Topaz Ln	0.05mi	3/2.0	1,353 (0%)	2mo	$228,500	$169	96
2075 Stanley Ave	0.02mi	2/2.0 (-1)	1,206 (-11%)	3mo	$214,500	$178	74
2031 Topaz Ln	0.05mi	2/2.0 (-1)	1,206 (-11%)	2mo	$217,200	$180	73
9810 Pine View Dr	0.45mi	3/2.0	1,330 (-2%)	19mo	$279,000	$210	60
9935 Mariner St	0.24mi	4/3.0 (+1)	1,535 (+14%)	3mo	$409,900	$267	55
2403 Portside Ave	0.25mi	3/2.0	1,510 (+12%)	20mo	$333,000	$221	52
10094 Woodlawn Dr	0.42mi	4/1.5 (+1)	1,430 (+6%)	14mo	$275,000	$192	52
2124 Woodbine Ave	0.19mi	3/1.5	1,171 (-14%)	18mo	$222,500	$190	52
1420 Lakeview Dr	0.51mi	3/2.0	1,528 (+13%)	11mo	$225,000	$147	46
1625 S Shore Dr	0.44mi	3/2.0	1,485 (+10%)	23mo	$265,000	$178	45
10150 Portage Rd	0.51mi	3/1.5	1,160 (-14%)	16mo	$213,000	$184	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,764
• Equity at exit: $36,008

10-year hold

• IRR: 14.8%
• Equity multiple: 2.48×
• Total profit: $99,959
• Equity at exit: $20,881

Cash invested: $67,620 (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 49002

• Rents YoY: 11.3%
• Active inventory: 127
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,647 medium
• Mortgage (P&I): −$1,266
• Tax est. 1.5%: −$302 /mo · $3,622/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $422

Break-even live

Break-even rent $2,113

Max offer price $241,500

Occupancy floor 79%

Sensitivity live

Price	-10% $589	-5% $505	+0% $422	+5% $338	+10% $255
Rent	-10% $213	-5% $317	+0% $422	+5% $526	+10% $631
Rate	-1.0pp $544	-0.5pp $483	base $422	+0.5pp $359	+1.0pp $296

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: $60,375
• Closing costs: $7,245
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 Bluff Ridge Ct Portage, MI	3.0	2.0	1610	$2,995	$1.86	21d	1	0.36mi
10000 S Westnedge Ave Portage, MI	1.0–2.0	1.0	855	$1,295	$1.51	14d	1	1.25mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $241,500 Pending 8 DOM
2. 2026-06-05
   days on market $241,500 Active 7 DOM
3. 2026-06-03
   days on market $241,500 Active 6 DOM
4. 2026-06-03
   remarks 699-char remark
5. 2026-06-03
   listed $241,500 Active 5 DOM

ⓘ 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 2/10 Low 6 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,760
• − Mortgage interest: −$13,528
• − Property taxes: −$3,622
• − Insurance: −$1,208
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − Depreciation: −$7,025
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $4,752/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

Good 80/100 None rehab

This single-story home in Stanwood Crossings is in good condition with a modern kitchen and well-maintained bathrooms. It has a good curb appeal and is ready for a fresh coat of paint to enhance its curb appeal and attract more buyers.

Value-add opportunities

• Resale Paint the exterior walls — A fresh coat of paint can enhance the curb appeal and make the home more attractive to potential buyers.
• Rental Replace the carpet in the bedrooms — Replacing old carpet with a more modern or durable option can improve the rental value and attract tenants.
• Both Clean the windows — Clean windows can improve the home's overall appearance and make it more appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — A fresh coat of paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Rental Replace the carpet in the bedrooms — Replacing old carpet with a more modern or durable option can improve the rental value and attract tenants. ↑
• Both Clean the windows — Clean windows can improve the home's overall appearance and make it more appealing to both buyers and renters. ↑

ⓘ 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: Portage Public Schools
• NCES district ID: 2628950
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $61,322
• Composite: 48.37/100
• National rank: #2142
• State rank: #67 of 540 in MI

Livability — Portage

• Score: 79/100
• State rank: #90
• US rank: #2044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portage, MI
• County: Kalamazoo County · 224,317 people
• City population: 50,560
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 19,737
• Household income: $73,647
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 462.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 9% Romanian 6% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.17%
• Current HPI: 219.4489
• Rent YoY: ▲ 11.29%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $241,500 MiRealSource-MiMLS
• 2026-05-28 Listed $241,500 REALCOMP
• 2026-05-28 Listed $241,500 SW Michigan MLS