8260 Earls Ct · Alamo, MI 49009

$54,900

3 bd · 1.0 ba · 1,568 sqft · Manufactured public records · 70 Days on market

Built 1990 $35/sqft · 29% below area Est $77k · 29% under $680/mo HOA · 41% of rent ↓ 7% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

Key facts

• Ceiling fan
• Attached garage
• Updated bathroom

Tags

• UPDATED BATHROOM
• CEILING FAN
• FULLY FUNCTIONAL FIREPLACE
• ATTACHED GARAGE
• LOW-MAINTENANCE LIVING

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$77,179) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Otsego Public Schools (town): math 39% / reading 57% proficiency, ranked #118 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.0%/yr); 375 active listings in the ZIP; 1 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 $380 of loan paydown is wiped out by about $2k 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 70 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.04% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 2.7

CMA / ARV

• ARV (median comp): $77,179
• List price: $54,900
• Delta: -28.87%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6264 Medford Way	0.10mi	3/2.0	1,500 (-4%)	9mo	$86,000	$57	76
6250 Medford Way	0.12mi	3/2.0	1,350 (-14%)	2mo	$115,000	$85	66

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.21×
• Total profit: $3,278
• Equity at exit: $8,186

10-year hold

• IRR: 8.5%
• Equity multiple: 1.46×
• Total profit: $7,138
• Equity at exit: $4,747

Cash invested: $15,372 (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 49009

• Rents YoY: -5.0%
• Active inventory: 375
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$680
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $261

Break-even live

Break-even rent $1,341

Max offer price $54,900

Occupancy floor 79%

Sensitivity live

Price	-10% $299	-5% $280	+0% $261	+5% $242	+10% $223
Rent	-10% $129	-5% $195	+0% $261	+5% $327	+10% $393
Rate	-1.0pp $289	-0.5pp $275	base $261	+0.5pp $247	+1.0pp $232

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8300 Ravine Rd Kalamazoo, MI	3.0	2.0	1248	$1,589	$1.27	14d	1	0.13mi

HOA detail

• Monthly dues: $680 · $8,160/yr

Listing history 21 events

1. 2026-06-18
   days on market $54,900 Active 70 DOM
2. 2026-06-17
   days on market $54,900 Active 69 DOM
3. 2026-06-16
   days on market $54,900 Active 68 DOM
4. 2026-06-15
   days on market $54,900 Active 67 DOM
5. 2026-06-14
   days on market $54,900 Active 65 DOM
6. 2026-06-13
   pricedays on market $54,900 Active 64 DOM
7. 2026-06-10
   days on market $59,900 Active 62 DOM
8. 2026-06-09
   days on market $59,900 Active 61 DOM
9. 2026-06-08
   days on market $59,900 Active 60 DOM
10. 2026-06-07
    days on market $59,900 Active 59 DOM
11. 2026-06-05
    days on market $59,900 Active 56 DOM
12. 2026-06-02
    days on market $59,900 Active 54 DOM
13. 2026-06-01
    days on market $59,900 Active 53 DOM
14. 2026-05-31
    days on market $59,900 Active 52 DOM
15. 2026-05-30
    days on market $59,900 Active 51 DOM
16. 2026-05-08
    price $64,900 623-char remark

    Show marketing remark (623 chars)

    Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

17. 2026-05-08
    price $64,900 623-char remark

    Show marketing remark (623 chars)

    Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

18. 2026-05-08
    price $64,900

    Show marketing remark (623 chars)

    Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

19. 2026-04-09
    listed $69,900 Active 623-char remark

    Show marketing remark (623 chars)

    Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

20. 2026-04-09
    listed $69,900 Active 623-char remark

    Show marketing remark (623 chars)

    Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

21. 2026-04-09
    listed $69,900 Active

    Show marketing remark (623 chars)

    Welcome To 8260 Earls Ct In Kalamazoo! This Inviting Home Is Located In A Desirable 55+ Community And Offers Comfort, Convenience, And Thoughtful Updates Throughout. The Seller Has Recently Updated The Bathroom, And The Home Features A Ceiling Fan And A Cozy, Fully Functional Fireplace. All Appliances Stay, Including The Washer And Dryer, Making This A Truly Move-In Ready Opportunity. Enjoy The Ease Of An Attached Garage And Added Accessibility With A Handicap-Accessible Ramp. Situated In Royal Estates, This Home Also Includes Lot Rent Of $680/Month. A Great Option For Low-Maintenance Living In A Peaceful Community!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,058
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$8,160
• − Depreciation: −$1,597
• Taxable income: $2,919
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $2,433/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: Otsego Public Schools
• NCES district ID: 2627060
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $52,776
• Composite: 41.32/100
• National rank: #3507
• State rank: #118 of 540 in MI

Livability — Alamo

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

-7.2% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $64,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $64,900 REALCOMP
• 2026-05-08 Price Changed $64,900 SW Michigan MLS
• 2026-04-09 Listed $69,900 REALCOMP
• 2026-04-09 Listed $69,900 SW Michigan MLS
• 2026-04-09 Listed $69,900 MiRealSource-MiMLS

Property tax history

-9.3%/yr

Latest (2025): $39 · -46.0% YoY. Source: county tax records.