803 Ira Ave · Eastwood, MI 49048

$109,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 54 Days on market

Built 1925 6,098 sqft lot Est $158k · 30% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.6/10.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a 2 bedrooms home with large living room, and their is a full basement with 400 square feet finished, 2 car attached garage with a enclosed breezeway between house and garage, front enclosed porch, corner lot fenced in yard.

Key facts

• Front enclosed porch
• Large living room
• Full basement

Tags

• LARGE LIVING ROOM
• FULL BASEMENT
• ENCLOSED BREEZEWAY
• FRONT ENCLOSED PORCH
• CORNER LOT
• FENCED IN YARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Ranch-style single family home; Built in 1925; One story
• Construction: Wood siding; Shingle roof; Full basement (foundation present)
• Exterior features: Corner lot; Paved road access; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Storm windows and screens; Full basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#187 in MI, #4,713 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment D+.
• 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 rising fast (+7.9%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 1.26% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $157,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Gayle Ave	0.16mi	4/1.5 (+1)	910 (-0%)	0mo	$90,000	$99	85
553 Fenimore Ave	0.31mi	2/1.0 (-1)	920 (+1%)	7mo	$146,800	$160	73
1308 Colgrove Ave	0.44mi	2/1.0 (-1)	912 (0%)	2mo	$85,000	$93	73
324 Trimble Ave	0.54mi	2/1.0 (-1)	906 (-1%)	1mo	$159,900	$176	68
1516 Charles Ave	0.67mi	3/1.0	924 (+1%)	1mo	$160,000	$173	66
724 Craft Ave	0.59mi	3/1.0	948 (+4%)	1mo	$210,000	$222	65
514 Fenimore Ave	0.34mi	2/1.0 (-1)	794 (-13%)	5mo	$150,000	$189	54
240 Chicago Ave	0.45mi	3/1.0	1,046 (+15%)	3mo	$162,000	$155	52
407 Wallace Ave	0.47mi	2/1.0 (-1)	816 (-10%)	5mo	$161,900	$198	52
1509 Baker Dr	0.61mi	2/1.0 (-1)	864 (-5%)	8mo	$179,900	$208	51
231 Foresman Ave	0.72mi	2/1.0 (-1)	950 (+4%)	7mo	$154,000	$162	48
1406 Bixby Rd	0.60mi	2/1.0 (-1)	1,037 (+14%)	8mo	$151,000	$146	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 · 7.88% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.26×
• Total profit: $7,951
• Equity at exit: $16,386

10-year hold

• IRR: 19.8%
• Equity multiple: 3.06×
• Total profit: $63,451
• Equity at exit: $9,502

Cash invested: $30,772 (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 49048

• Rents YoY: 7.9%
• Active inventory: 154
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$576
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $292

Break-even live

Break-even rent $1,017

Max offer price $109,900

Occupancy floor 74%

Sensitivity live

Price	-10% $354	-5% $323	+0% $292	+5% $260	+10% $229
Rent	-10% $182	-5% $237	+0% $292	+5% $346	+10% $401
Rate	-1.0pp $347	-0.5pp $320	base $292	+0.5pp $263	+1.0pp $234

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Washburn Ave Kalamazoo, MI	2.0	1.0	720	$1,300	$1.81	22d	1	0.13mi
414 Trimble Ave Kalamazoo, MI	2.0	1.0	764	$1,300	$1.70	14d	1	0.53mi
1536 Henson Ave Unit 4 Kalamazoo, MI	2.0	1.0	575	$995	$1.73	22d	1	0.59mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	22d	1	0.71mi
1926 Sunnyside Dr Kalamazoo, MI	2.0	1.5	1020	$1,200	$1.18	22d	1	0.78mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,390	$1.52	14d	13	0.78mi
2024 Sunnyside Dr Kalamazoo, MI	1.0–2.0	1.0	740	$1,000	$1.35	14d	1	0.90mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	22d	1	1.42mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $109,900 Pending 54 DOM
2. 2026-06-10
   days on market $109,900 Active 52 DOM
3. 2026-06-09
   days on market $109,900 Active 51 DOM
4. 2026-06-08
   days on market $109,900 Active 50 DOM
5. 2026-06-07
   days on market $109,900 Active 49 DOM
6. 2026-06-05
   days on market $109,900 Active 46 DOM
7. 2026-06-03
   days on market $109,900 Active 45 DOM
8. 2026-06-02
   days on market $109,900 Active 44 DOM
9. 2026-06-01
   days on market $109,900 Active 43 DOM
10. 2026-05-31
    days on market $109,900 Active 42 DOM
11. 2026-05-30
    days on market $109,900 Active 41 DOM
12. 2026-05-19
    status Active
13. 2026-05-19
    status Pending
14. 2026-04-17
    listed $109,900 Active

    Show marketing remark (232 chars)

    Here is a 2 bedrooms home with large living room, and their is a full basement with 400 square feet finished, 2 car attached garage with a enclosed breezeway between house and garage, front enclosed porch, corner lot fenced in yard.

15. 2026-04-17
    listed $109,900 Active 232-char remark

    Show marketing remark (232 chars)

    Here is a 2 bedrooms home with large living room, and their is a full basement with 400 square feet finished, 2 car attached garage with a enclosed breezeway between house and garage, front enclosed porch, corner lot fenced in yard.

16. 2026-04-17
    listed $109,900 Active 232-char remark

    Show marketing remark (232 chars)

    Here is a 2 bedrooms home with large living room, and their is a full basement with 400 square feet finished, 2 car attached garage with a enclosed breezeway between house and garage, front enclosed porch, corner lot fenced in yard.

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,634
• − Mortgage interest: −$6,156
• − Property taxes: −$2,177
• − Insurance: −$550
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,197
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,044/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: 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 — Eastwood

• Score: 74/100
• State rank: #187
• US rank: #4713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastwood, MI
• County: Kalamazoo County · 224,317 people
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 22,791
• Household income: $60,454
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 835.0

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 (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -205.26%
• Current HPI: 180.4766
• Rent YoY: ▲ 7.88%
• 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

5 events — show timeline

• 2026-05-19 Relisted — SW Michigan MLS
• 2026-05-19 Pending — SW Michigan MLS
• 2026-04-17 Listed $109,900 MiRealSource-MiMLS
• 2026-04-17 Listed $109,900 REALCOMP
• 2026-04-17 Listed $109,900 SW Michigan MLS

Property tax history

+9.2%/yr

Latest (2025): $2,177 · +3.6% YoY. Source: county tax records.