Integrity 1530 Plan · Richland, MI 49083

$305,900

3 bd · 1.0 ba · 1,526 sqft · SingleFamily · 601 Days on market

Excellent condition

---

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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Integrity 1530 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

Key facts

• Breakfast nook
• Pantry
• Large center island

Tags

• KITCHEN AND DINING AREA
• GREAT ROOM
• BREAKFAST NOOK
• PANTRY
• LARGE CENTER ISLAND
• MUDROOM

🏗️ New construction. The $305,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,693.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $306k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (20.7% below list).
• Recommended offer: $243k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Richland — 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 73/100 on livability (#222 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Gull Lake Community Schools (suburban): math 40% / reading 59% proficiency, ranked #93 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Thomas M Ryan Intermediate School (math 42% / reading 60%, grade C-, #362 of 1,397 statewide, top 26%, 655 students, 32% FRL); Gull Lake Middle School (math 39% / reading 57%, grade C-, #138 of 493 statewide, top 28%, 691 students, 28% FRL); Gull Lake High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 850 students, 25% FRL).
• Market conditions: 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 601 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,707 (20.7% 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. It's been on market 601 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. Schools are B-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?
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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $316,693
• List price: $305,900
• Delta: -3.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8059 W Sturtevant Ave	0.08mi	3/2.5	1,576 (+3%)	1mo	$305,000	$194	84
8192 W Sturtevant Ave	0.17mi	3/2.5	1,500 (-2%)	3mo	$289,000	$193	81
8423 Lausen Ln	0.22mi	3/2.5	1,524 (-0%)	13mo	$268,000	$176	73
8865 E Sturtevant Ave	0.21mi	3/2.5	1,554 (+2%)	11mo	$268,000	$172	72
8758 E Sturtevant Ave	0.28mi	3/2.5	1,576 (+3%)	10mo	$312,610	$198	68
8761 Aveling Way	0.16mi	3/2.0	1,677 (+10%)	16mo	$294,900	$176	59
8835 E Sturtevant Ave	0.21mi	3/2.5	1,662 (+9%)	15mo	$335,685	$202	57
8112 Lausen Ln	0.10mi	3/2.0	1,735 (+14%)	17mo	$260,000	$150	55
8767 Geiser Grove St	0.19mi	3/2.5	1,682 (+10%)	24mo	$315,000	$187	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-68,555
• Equity at exit: $47,220

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-81,790
• Equity at exit: $27,382

Cash invested: $88,674 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 6 under contract
• Months of supply: 22.8 mo (4%/mo absorbed)
• Median asking: $315,000 ($184/sqft)
• Median days on market: 569 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +12.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49083

• Active inventory: 196
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,661
• Tax est. 1.5%: −$396 /mo · $4,750/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-271

Break-even live

Break-even rent $2,770

Max offer price $277,449

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-162	+0% $-271	+5% $-381	+10% $-490
Rent	-10% $-463	-5% $-367	+0% $-271	+5% $-175	+10% $-79
Rate	-1.0pp $-112	-0.5pp $-191	base $-271	+0.5pp $-353	+1.0pp $-437

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: $79,173
• Closing costs: $9,501
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8284 W Sturtevant Ave Richland, MI	4.0	2.0	1750	$2,245	$1.28	0d	1	0.21mi
8331 W Sturtevant Ave Richland, MI	4.0	2.5	1822	$2,600	$1.43	184d	1	0.22mi
8331 W Sturtevant Ave Richland, MI	4.0	2.5	1822	$2,495	$1.37	7d	1	0.22mi
8805 Nelson Ln Richland, MI	4.0	2.5	1810	$2,509	$1.39	35d	1	1.37mi
8773 Tiburon Ln Richland, MI	4.0	2.5	1810	$2,439	$1.35	35d	1	1.38mi
8877 Dealer Dr Richland, MI	4.0	2.5	1810	$2,239	$1.24	2d	1	1.42mi
8853 Dealer Dr Richland, MI	4.0	2.5	1810	$2,239	$1.24	35d	1	1.42mi

Listing history 50 events

1. 2026-11-08
   days on market $305,900 Active 601 DOM
2. 2026-11-07
   days on market $305,900 Active 600 DOM
3. 2026-11-06
   days on market $305,900 Active 599 DOM
4. 2026-11-05
   days on market $305,900 Active 598 DOM
5. 2026-11-04
   pricedays on market $305,900 Active 597 DOM
6. 2026-11-02
   days on market $323,900 Active 595 DOM
7. 2026-11-01
   days on market $323,900 Active 594 DOM
8. 2026-10-31
   days on market $323,900 Active 593 DOM
9. 2026-10-30
   days on market $323,900 Active 592 DOM
10. 2026-10-29
    days on market $323,900 Active 591 DOM
11. 2026-10-28
    days on market $323,900 Active 590 DOM
12. 2026-10-27
    days on market $323,900 Active 589 DOM
13. 2026-10-26
    days on market $323,900 Active 588 DOM
14. 2026-10-25
    days on market $323,900 Active 587 DOM
15. 2026-10-24
    days on market $323,900 Active 586 DOM
16. 2026-10-23
    days on market $323,900 Active 585 DOM
17. 2026-10-22
    days on market $323,900 Active 584 DOM
18. 2026-10-21
    days on market $323,900 Active 583 DOM
19. 2026-10-20
    days on market $323,900 Active 582 DOM
20. 2026-10-19
    days on market $323,900 Active 581 DOM
21. 2026-10-18
    days on market $323,900 Active 580 DOM
22. 2026-10-17
    days on market $323,900 Active 579 DOM
23. 2026-10-16
    days on market $323,900 Active 578 DOM
24. 2026-10-15
    days on market $323,900 Active 577 DOM
25. 2026-10-14
    days on market $323,900 Active 576 DOM
26. 2026-10-13
    days on market $323,900 Active 575 DOM
27. 2026-10-12
    days on market $323,900 Active 574 DOM
28. 2026-10-11
    days on market $323,900 Active 573 DOM
29. 2026-10-10
    days on market $323,900 Active 572 DOM
30. 2026-10-09
    days on market $323,900 Active 571 DOM
31. 2026-10-08
    days on market $323,900 Active 570 DOM
32. 2026-10-07
    days on market $323,900 Active 569 DOM
33. 2026-10-06
    days on market $323,900 Active 568 DOM
34. 2026-10-05
    days on market $323,900 Active 567 DOM
35. 2026-10-04
    days on market $323,900 Active 566 DOM
36. 2026-10-03
    days on market $323,900 Active 565 DOM
37. 2026-10-02
    days on market $323,900 Active 564 DOM
38. 2026-10-01
    days on market $323,900 Active 563 DOM
39. 2026-09-30
    days on market $323,900 Active 562 DOM
40. 2026-09-29
    days on market $323,900 Active 561 DOM
41. 2026-09-28
    days on market $323,900 Active 560 DOM
42. 2026-09-27
    days on market $323,900 Active 559 DOM
43. 2026-09-26
    days on market $323,900 Active 558 DOM
44. 2026-09-25
    days on market $323,900 Active 557 DOM
45. 2026-09-24
    days on market $323,900 Active 556 DOM
46. 2026-09-24
    days on market $323,900 Active 555 DOM
47. 2026-09-22
    days on market $323,900 Active 554 DOM
48. 2026-09-21
    days on market $323,900 Active 553 DOM
49. 2026-09-20
    days on market $323,900 Active 552 DOM
50. 2026-09-19
    days on market $323,900 Active 551 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $29,125
• − Mortgage interest: −$17,740
• − Property taxes: −$4,750
• − Insurance: −$1,583
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$9,213
• Taxable loss: −$8,822
• Est. tax savings @ 24.0%: +$2,117
• After-tax cash flow: $-1,137/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 · 3 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen and living spaces. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities for potential buyers/renters. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Richland Elementary School Middle Gull Lake Middle School C- MI #138/493 Nat'l #3,953/14,009 High Gull Lake High School C- MI #109/713 Nat'l #4,461/17,239

Schools (NCES district)

• District: Gull Lake Community Schools
• NCES district ID: 2617250
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $64,763
• Composite: 43.71/100
• National rank: #2952
• State rank: #93 of 540 in MI

B Composite livability gradescore 73/100

Livability — Richland

• Score: 73/100
• State rank: #222
• US rank: #5563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kalamazoo · 280,982 people
• City population: 8,110
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 8,110
• Household income: $111,604
• Rent vs Own: 7.2% rent · 92.8% own
• Severe rent burden: 7% of renters

---

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Black 2%
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -152.73%
• Current HPI: 235.3459
• Rent YoY: —
• Metro: —
• 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

+2.9% since first listed

2 events — show timeline

• 2025-09-04 Price Changed $323,900 Zillow
• 2025-03-01 Listed $314,900 Zillow