4410 Fireside Ave · Portage, MI 49002

$244,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily · 1 Days on market

Built 1961 8,276 sqft lot Est $242k · at est.

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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 +11.0/30.0
• ARV discount +7.1/15.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home was an unlisted sale. Newer mechanicals and updated.

Key facts

• 8,276 sq ft lot
• 3 garage spots
• Built 1961

Property features AI

Finance

• Other: Living area reported as 1,352
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Detached garage; 3-car garage
• Security: Details not provided
• Utilities: Public water; Natural gas connected; Natural gas water heater; Cable connected
• Home design: Single-family residence; Residential property; Built in 1961
• Construction: Brick and wood siding exterior; Composition roof; Partial daylight basement
• Exterior features: Sidewalk; Paved road access; Daylight partial basement

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen; Pantry
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Garage door opener; Eat-in kitchen; Pantry; Wood-burning fireplace; Replacement windows; Window treatments; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (22.1% below list).
• Recommended offer: $190k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% 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; 1 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 31% 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y 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 $89k; list at $244k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $190,120 (22.1% 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. Built in 1961 — 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. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $242,008
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Fireside Ave	0.00mi	3/1.5	1,352 (0%)	1mo	$242,000	$179	99
8129 S Sprinkle Rd	0.20mi	3/1.0	1,426 (+6%)	0mo	$241,000	$169	79
4003 Biscayne Ave	0.59mi	3/1.5	1,310 (-3%)	9mo	$241,000	$184	60
8358 W Long Lake Dr	0.50mi	2/1.0 (-1)	1,496 (+11%)	3mo	$245,000	$164	50
3832 Florinda Ave	0.60mi	4/1.5 (+1)	1,240 (-8%)	10mo	$245,000	$198	45
8814 S Sprinkle Rd	0.64mi	3/1.0	1,176 (-13%)	10mo	$200,000	$170	38
4116 Tiffany Ave	0.69mi	2/2.0 (-1)	1,237 (-8%)	14mo	$175,000	$141	35
4775 Tiffany Ave	0.75mi	3/2.0	1,482 (+10%)	23mo	$320,000	$216	28

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: -14.1%
• Equity multiple: 0.47×
• Total profit: $-36,073
• Equity at exit: $36,381

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $5,785
• Equity at exit: $21,097

Cash invested: $68,320 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-103

Break-even live

Break-even rent $2,032

Max offer price $225,804

Occupancy floor —

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 E Centre Ave Portage, MI	2.0	1.5	1116	$1,575	$1.41	13d	1	1.49mi

Listing history 10 events

1. 2026-05-01
   status Pending

   Show marketing remark (57 chars)

   Home was an unlisted sale. Newer mechanicals and updated.

2. 2026-05-01
   listed $244,000 Active

   Show marketing remark (57 chars)

   Home was an unlisted sale. Newer mechanicals and updated.

3. 2026-05-01
   historical 57-char remark

   Show marketing remark (57 chars)

   Home was an unlisted sale. Newer mechanicals and updated.

4. 2026-05-01
   listed $244,000 57-char remark

   Show marketing remark (57 chars)

   Home was an unlisted sale. Newer mechanicals and updated.

5. 2026-05-01
   listed $244,000 57-char remark

   Show marketing remark (57 chars)

   Home was an unlisted sale. Newer mechanicals and updated.

6. 2026-05-01
   historical 57-char remark

   Show marketing remark (57 chars)

   Home was an unlisted sale. Newer mechanicals and updated.

7. 1999-03-31
   soldstatus $89,000
8. 1999-03-31
   soldstatus $89,000
9. 1998-09-13
   listed $89,000
10. 1998-09-13
    listed $89,000

ⓘ 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: $2,685 · $224/mo
• Projected year-2 tax: $3,221 · $268/mo
• Expected delta: +$536/yr (+$45/mo · 20.0%)

ⓘ 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: $22,814
• − Mortgage interest: −$13,668
• − Property taxes: −$2,685
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$7,098
• Taxable loss: −$5,507
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $86/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: 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

+174.2% since first listed

10 events — show timeline

• 2026-05-01 Pending — SW Michigan MLS
• 2026-05-01 Listing Removed — REALCOMP
• 2026-05-01 Listed $244,000 REALCOMP
• 2026-05-01 Listed $244,000 MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listed $244,000 SW Michigan MLS
• 1999-03-31 Sold (MLS) $89,000 REALCOMP
• 1999-03-31 Sold (MLS) $89,000 SW Michigan MLS
• 1998-09-13 Listed $89,000 REALCOMP
• 1998-09-13 Listed $89,000 SW Michigan MLS

Property tax history

+54.0%/yr

Latest (2025): $2,685 · +3.0% YoY. Source: county tax records.