4001 E Wembley Ln · Oshtemo, MI 49009

$115,000

3 bd · 2.0 ba · 1,848 sqft · Other · 19 Days on market

Built 1999 Average condition $600/mo HOA · 32% of rent

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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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +4.7/10.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a nicely updated three-bedroom two bath home. Recent upgrades include a ramped entry and patio slider door. Has a great floor plan with open living room dining room leading to the large kitchen. Down the hall is the laundry area, two bedrooms, full bathroom, and master bedroom with ensuite bath and deck outback. Located in Huntington Run including many amenities including heated swimming pool, clubhouse, playground, and dog run.

Key facts

• Deck outback
• Laundry area
• Patio slider door

Tags

• RAMPED ENTRY
• PATIO SLIDER DOOR
• OPEN LIVING ROOM DINING ROOM
• LAUNDRY AREA
• ENSUITE BATH
• DECK OUTBACK

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Playground; Pets allowed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Ranch-style residence; One-story
• Construction: Built in 1999; Vinyl siding; Composition roof
• Exterior features: Outdoor above-ground pool; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Ramped entrance; 36-inch entrance door; 8 total rooms; Slab foundation basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents falling (-5.0%/yr); 375 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $795 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-11,491
• Equity at exit: $17,147

10-year hold

• IRR: -8.8%
• Equity multiple: 0.56×
• Total profit: $-14,053
• Equity at exit: $9,943

Cash invested: $32,200 (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 49009

• Rents YoY: -5.0%
• Active inventory: 375
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$48
• HOA: −$600
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $193

Break-even live

Break-even rent $1,631

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5295 Voyager LN Kalamazoo, MI	3.0	1.0–2.0	954	$2,361	$2.47	13d	19	0.83mi
6065 Fairgrove St Kalamazoo, MI	3.0	3.0	1400	$2,000	$1.43	13d	1	1.05mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 19 DOM
2. 2026-06-17
   days on market $115,000 Active 18 DOM
3. 2026-06-16
   days on market $115,000 Active 17 DOM
4. 2026-06-15
   days on market $115,000 Active 16 DOM
5. 2026-06-14
   days on market $115,000 Active 14 DOM
6. 2026-06-13
   statusdays on market $115,000 Active 13 DOM
7. 2026-06-07
   statusdays on market $115,000 Pending 11 DOM
8. 2026-06-05
   days on market $115,000 Active 9 DOM
9. 2026-06-03
   days on market $115,000 Active 8 DOM
10. 2026-06-02
    days on market $115,000 Active 7 DOM
11. 2026-06-01
    days on market $115,000 Active 6 DOM
12. 2026-05-31
    days on market $115,000 Active 5 DOM
13. 2026-05-30
    days on market $115,000 Active 4 DOM
14. 2026-04-13
    listed $115,000 Active

    Show marketing remark (440 chars)

    This is a nicely updated three-bedroom two bath home. Recent upgrades include a ramped entry and patio slider door. Has a great floor plan with open living room dining room leading to the large kitchen. Down the hall is the laundry area, two bedrooms, full bathroom, and master bedroom with ensuite bath and deck outback. Located in Huntington Run including many amenities including heated swimming pool, clubhouse, playground, and dog run.

15. 2026-04-13
    listed $115,000 Active 440-char remark

    Show marketing remark (440 chars)

    This is a nicely updated three-bedroom two bath home. Recent upgrades include a ramped entry and patio slider door. Has a great floor plan with open living room dining room leading to the large kitchen. Down the hall is the laundry area, two bedrooms, full bathroom, and master bedroom with ensuite bath and deck outback. Located in Huntington Run including many amenities including heated swimming pool, clubhouse, playground, and dog run.

16. 2026-04-13
    listed $115,000 Active 440-char remark

    Show marketing remark (440 chars)

    This is a nicely updated three-bedroom two bath home. Recent upgrades include a ramped entry and patio slider door. Has a great floor plan with open living room dining room leading to the large kitchen. Down the hall is the laundry area, two bedrooms, full bathroom, and master bedroom with ensuite bath and deck outback. Located in Huntington Run including many amenities including heated swimming pool, clubhouse, playground, and dog run.

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$659/yr (+$55/mo · 145.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,510
• − Mortgage interest: −$6,442
• − Property taxes: −$452
• − Insurance: −$575
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$7,200
• − Depreciation: −$3,345
• Taxable income: $894
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,105/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 · 13 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed. Fresh paint, new carpet, and updated fixtures would significantly enhance its value for both resale and rental.

Repairs flagged

• Major Paint — Paint is faded and needs repainting.
• Major Flooring — Carpet in living areas appears worn and needs replacing.
• Minor Kitchen cabinets — Worn appearance, but not damaged.
• Minor Bathroom fixtures — Functional but dated appearance.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpet in living areas — New carpet improves comfort and adds value.
• Both Replace kitchen cabinets — Fresh cabinets update the kitchen and add value.
• Both Replace bathroom fixtures — Modern fixtures improve functionality and aesthetics.
• Both Landscaping and curb appeal — Well-maintained landscaping enhances curb appeal and adds value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is faded and needs repainting.	Major	$15,000–50,000
Flooring · Carpet in living areas appears worn and needs replacing.	Major	$15,000–50,000
Kitchen cabinets · Worn appearance, but not damaged.	Minor	$500–3,000
Bathroom fixtures · Functional but dated appearance.	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet in living areas — New carpet improves comfort and adds value. ↑
• Both Replace kitchen cabinets — Fresh cabinets update the kitchen and add value. ↑
• Both Replace bathroom fixtures — Modern fixtures improve functionality and aesthetics. ↑
• Both Landscaping and curb appeal — Well-maintained landscaping enhances curb appeal and adds value. ↑

ⓘ 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: 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 — Oshtemo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kalamazoo County · 224,317 people
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 47,971
• Household income: $80,930
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1579.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Romanian 6% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -207.34%
• Current HPI: 209.5649
• Rent YoY: ▼ -4.96%
• 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

• 2026-04-13 Listed $115,000 MiRealSource-MiMLS
• 2026-04-13 Listed $115,000 REALCOMP
• 2026-04-13 Listed $115,000 SW Michigan MLS