2126 Fairfield Rd · Portage, MI 49002

$250,000

3 bd · 1.0 ba · 1,658 sqft · SingleFamily · 5 Days on market

Built 1950 0.50 ac lot $151/sqft · 6% above area Est $235k · 6% over

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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 +13.0/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

Key facts

• Half-acre lot
• Metal roof
• Lvp flooring

Tags

• HALF-ACRE LOT
• METAL ROOF
• REPLACEMENT WINDOWS
• CUSTOM WALL-TO-WALL BUILT-INS
• LVP FLOORING
• GAS LOG FIRE PLACE

Property features AI

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Colonial-style single-family residence; Residential property
• Construction: Built in 1950; Aluminum and wood siding; Metal roof
• Exterior features: Paved road access; Half-acre lot

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Garage door opener; Pantry; Gas log fireplace; Screens, replacement windows, and window treatments; 6 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.2% below list).
• Recommended offer: $207k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% 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.
• Zoned schools: Angling Road Elementary School (math 42% / reading 47%, grade F, #484 of 1,397 statewide, top 38%, 370 students, 33% FRL); Portage North Middle School (math 38% / reading 63%, grade C, #110 of 493 statewide, top 23%, 552 students, 42% FRL); Portage Northern High School (math 45% / reading 71%, grade C, #92 of 713 statewide, top 13%, 1,252 students, 31% FRL).
• Market conditions: Rents rising fast (+11.3%/yr); 129 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 34% 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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $106k; list at $250k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,959 (17.2% 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 1950 — 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: 0.83% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $235,054
• List price: $250,000
• Delta: 6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1332 E Kilgore Rd	0.22mi	2/1.5 (-1)	1,627 (-2%)	0mo	$279,000	$171	79
2013 Helen Ave	0.20mi	3/1.5	1,678 (+1%)	12mo	$222,500	$133	76
2125 Fairfield Rd	0.03mi	3/2.0	1,824 (+10%)	9mo	$255,000	$140	70
2203 Fairfield Rd	0.03mi	2/1.0 (-1)	1,768 (+7%)	21mo	$190,000	$107	65
2127 Winters Dr	0.24mi	3/2.0	1,583 (-4%)	19mo	$267,500	$169	61
1821 Bloomfield Ave	0.58mi	3/1.0	1,696 (+2%)	16mo	$215,000	$127	56
1919 Bender Rd	0.18mi	3/2.0	1,510 (-9%)	24mo	$190,000	$126	53
1801 Eckener Dr	0.27mi	4/2.0 (+1)	1,552 (-6%)	20mo	$240,000	$155	51
5445-5443 Lovers Ln	0.61mi	2/1.0 (-1)	1,552 (-6%)	8mo	$165,000	$106	49
2002 Byrd Dr	0.14mi	4/1.5 (+1)	1,868 (+13%)	21mo	$224,500	$120	48
1816 Bloomfield Ave	0.55mi	2/1.5 (-1)	1,460 (-12%)	1mo	$255,000	$175	47
1901 Nottingham Ave	0.55mi	3/2.0	1,508 (-9%)	24mo	$256,500	$170	35

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: -11.4%
• Equity multiple: 0.57×
• Total profit: $-30,345
• Equity at exit: $37,276

10-year hold

• IRR: 3.6%
• Equity multiple: 1.32×
• Total profit: $22,311
• Equity at exit: $21,615

Cash invested: $70,000 (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: 129
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-12

Break-even live

Break-even rent $2,085

Max offer price $247,911

Occupancy floor 96%

Sensitivity live

Price	-10% $130	-5% $59	+0% $-12	+5% $-83	+10% $-153
Rent	-10% $-175	-5% $-94	+0% $-12	+5% $70	+10% $152
Rate	-1.0pp $114	-0.5pp $52	base $-12	+0.5pp $-77	+1.0pp $-143

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

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Banbury Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	1000	$1,620	$1.62	15d	7	0.62mi
100 E Candlewyck Dr Kalamazoo, MI	1.0–4.0	1.0–2.0	1129	$1,436	$1.27	15d	38	0.89mi

Listing history 11 events

1. 2026-05-04
   status Pending 779-char remark

   Show marketing remark (778 chars)

   Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

2. 2026-05-04
   status Pending 778-char remark

   Show marketing remark (778 chars)

   Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

3. 2026-05-04
   status Pending

   Show marketing remark (778 chars)

   Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

4. 2026-04-27
   listed $250,000 Active 779-char remark

   Show marketing remark (778 chars)

   Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

5. 2026-04-27
   listed $250,000 Active 778-char remark

   Show marketing remark (778 chars)

   Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

6. 2026-04-27
   listed $250,000 Active

   Show marketing remark (778 chars)

   Welcome to this beautiful home on a picturesque half-acre lot in desirable Portage. This inviting home offers timeless charm, expansive perennial flower garden, metal roof, replacement windows, and comfortable living with custom wall-to-wall built-ins, LVP flooring and a stunning gas log fire place. The formal dining room opens to a deck overlooking the deep, tree-lined backyard--perfect for entertaining or relaxing outdoors. The kitchen features warm cabinetry, breakfast bar, and all appliances included. Hardwood flooring extends through all three bedrooms. The finished lower level provides additional living space with a recreation room, laundry area, and abundant storage, and 4 air conditioning units are included. A wonderful blend of character, space, and location.

7. 2007-08-16
   soldstatus $106,000
8. 2007-08-10
   soldstatus $106,000
9. 2007-08-10
   soldstatus $106,000
10. 2007-06-11
    listed $107,900
11. 2007-06-11
    listed $107,900

ⓘ 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: $2,779 · $232/mo
• Projected year-2 tax: $3,315 · $276/mo
• Expected delta: +$535/yr (+$45/mo · 19.3%)

ⓘ 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 · 15 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: $24,835
• − Mortgage interest: −$14,004
• − Property taxes: −$2,779
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$7,273
• Taxable loss: −$4,444
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $925/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

+131.7% since first listed

11 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-27 Listed $250,000 SW Michigan MLS
• 2026-04-27 Listed $250,000 MiRealSource-MiMLS
• 2026-04-27 Listed $250,000 REALCOMP
• 2007-08-16 Sold (Public Records) $106,000 Public Records
• 2007-08-10 Sold (MLS) $106,000 REALCOMP
• 2007-08-10 Sold (MLS) $106,000 SW Michigan MLS
• 2007-06-11 Listed $107,900 REALCOMP
• 2007-06-11 Listed $107,900 SW Michigan MLS

Property tax history

+54.0%/yr

Latest (2025): $2,779 · +3.0% YoY. Source: county tax records.