1910 Eckener Dr · Portage, MI 49002

$179,900

2 bd · 1.0 ba · 720 sqft · SingleFamily · 3 Days on market

Built 1958 6,534 sqft lot Est $156k · 16% 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 +12.5/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this cute 2 bedroom home with fully fenced yard, it's ready for you to call it home! 2 good sized bedrooms, and nice kitchen with 3 year old appliances, plus pantry area! Bathroom recently remodeled around original built in cabinets. Roof replaced in 2025. House was freshly painted outside last week! Front and Back door replaced. Bonus, 1960's Bomb Shelter in the backyard, enter at your own risk. Move right in and enjoy the summer! This solid home would also make a perfect investment property for long or short term-rentals. Close to highway, airport, hospitals, schools, shopping and restaurants. Schedule your showing today!

Key facts

• Fully fenced yard
• Roof replaced
• 1960s bomb shelter

Tags

• FULLY FENCED YARD
• RECENTLY REMODELED BATHROOM
• ROOF REPLACED
• FRESHLY PAINTED OUTSIDE
• 1960S BOMB SHELTER

Property features AI

Exterior

• Utilities: Natural gas connected; High-speed internet available
• Home design: Ranch-style single-family home; One story; Built in 1958
• Construction: Wood siding; Shingle roof; Slab foundation
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 5 total rooms (includes living and sleeping areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling (has cooling)
• Interior features: Eat-in kitchen; Pantry
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-26 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.3% below list).
• Recommended offer: $143k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.3% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 41y 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 $40k; list at $180k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,320 (20.3% 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 1958 — 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: 0.80% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 Eckener Dr	0.06mi	2/1.0	696 (-3%)	21mo	$165,000	$237	74
1715 Byrd Dr	0.15mi	2/1.0	748 (+4%)	18mo	$139,500	$186	71
2304 Byrd Dr	0.24mi	2/1.0	672 (-7%)	21mo	$145,000	$216	60
1506 Winters Dr	0.28mi	2/1.0	822 (+14%)	8mo	$177,000	$215	56

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-23,294
• Equity at exit: $26,824

10-year hold

• IRR: 2.7%
• Equity multiple: 1.24×
• Total profit: $11,894
• Equity at exit: $15,554

Cash invested: $50,372 (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 49002

• Rents YoY: 11.3%
• Active inventory: 129
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$943
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-26

Break-even live

Break-even rent $1,467

Max offer price $175,222

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $24	+0% $-26	+5% $-77	+10% $-128
Rent	-10% $-140	-5% $-83	+0% $-26	+5% $30	+10% $87
Rate	-1.0pp $64	-0.5pp $19	base $-26	+0.5pp $-73	+1.0pp $-121

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Nottingham Ave Unit 104 Kalamazoo, MI	1.0	1.0	725	$900	$1.24	15d	1	0.71mi
100 E Candlewyck Dr Kalamazoo, MI	1.0–4.0	1.0–2.0	1129	$1,171	$1.04	15d	38	0.85mi
1412 Banbury Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	1000	$1,275	$1.27	15d	7	0.86mi
601 Alfa Ct Portage, MI	1.0–2.0	1.0–1.5	736	$1,470	$2.00	15d	30	1.18mi
5374 E Deadwood Dr Portage, MI	1.0–3.0	1.0–2.0	788	$1,274	$1.62	15d	1	1.33mi

Listing history 43 events

1. 2026-05-31
   status $179,900 Pending 3 DOM
2. 2026-05-31
   days on market $179,900 Active 3 DOM
3. 2026-05-30
   days on market $179,900 Active 2 DOM
4. 2026-05-28
   listed $179,900 Active 644-char remark

   Show marketing remark (644 chars)

   Come and see this cute 2 bedroom home with fully fenced yard, it's ready for you to call it home! 2 good sized bedrooms, and nice kitchen with 3 year old appliances, plus pantry area! Bathroom recently remodeled around original built in cabinets. Roof replaced in 2025. House was freshly painted outside last week! Front and Back door replaced. Bonus, 1960's Bomb Shelter in the backyard, enter at your own risk. Move right in and enjoy the summer! This solid home would also make a perfect investment property for long or short term-rentals. Close to highway, airport, hospitals, schools, shopping and restaurants. Schedule your showing today!

5. 2026-05-28
   listed $179,900 Active

   Show marketing remark (644 chars)

   Come and see this cute 2 bedroom home with fully fenced yard, it's ready for you to call it home! 2 good sized bedrooms, and nice kitchen with 3 year old appliances, plus pantry area! Bathroom recently remodeled around original built in cabinets. Roof replaced in 2025. House was freshly painted outside last week! Front and Back door replaced. Bonus, 1960's Bomb Shelter in the backyard, enter at your own risk. Move right in and enjoy the summer! This solid home would also make a perfect investment property for long or short term-rentals. Close to highway, airport, hospitals, schools, shopping and restaurants. Schedule your showing today!

6. 2026-05-28
   listed $179,900 Active 644-char remark

   Show marketing remark (644 chars)

   Come and see this cute 2 bedroom home with fully fenced yard, it's ready for you to call it home! 2 good sized bedrooms, and nice kitchen with 3 year old appliances, plus pantry area! Bathroom recently remodeled around original built in cabinets. Roof replaced in 2025. House was freshly painted outside last week! Front and Back door replaced. Bonus, 1960's Bomb Shelter in the backyard, enter at your own risk. Move right in and enjoy the summer! This solid home would also make a perfect investment property for long or short term-rentals. Close to highway, airport, hospitals, schools, shopping and restaurants. Schedule your showing today!

7. 2014-10-31
   historical
8. 2014-09-18
   historical
9. 2014-09-15
   historical
10. 2014-09-15
    historical
11. 2011-11-29
    soldstatus $40,000
12. 2011-10-31
    soldstatus $40,000
13. 2011-10-31
    soldstatus $40,000
14. 2011-08-15
    listed $43,000
15. 2011-08-15
    listed $43,000
16. 2011-08-14
    historical
17. 2011-05-14
    listed $51,000
18. 2011-05-14
    listed $51,000
19. 2011-04-23
    historical
20. 2010-10-25
    listed $59,900
21. 2010-10-25
    listed $59,900
22. 2004-07-23
    soldstatus $68,000
23. 2004-07-23
    soldstatus $68,000
24. 2003-10-20
    listed $72,900
25. 2003-10-20
    listed $72,900
26. 1997-03-24
    listed $53,900
27. 1997-03-24
    listed $53,900
28. 1995-03-24
    soldstatus $42,000
29. 1995-03-24
    soldstatus $42,000
30. 1995-02-20
    listed $42,900
31. 1995-02-20
    listed $42,900
32. 1992-07-15
    historical
33. 1992-01-15
    listed $39,900
34. 1992-01-15
    listed $39,900
35. 1990-08-31
    soldstatus $34,900
36. 1990-08-31
    soldstatus $34,900
37. 1990-07-07
    listed $34,900
38. 1990-07-07
    listed $34,900
39. 1990-06-19
    historical
40. 1989-12-10
    listed $33,900
41. 1989-12-10
    listed $33,900
42. 1985-09-24
    listed $30,900
43. 1985-09-24
    listed $30,900

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $2,227 · $186/mo
• Expected delta: +$543/yr (+$45/mo · 32.3%)

ⓘ 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 · 16 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: $17,198
• − Mortgage interest: −$10,077
• − Property taxes: −$1,684
• − Insurance: −$900
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$5,233
• Taxable loss: −$3,448
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $510/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

+482.2% since first listed

40 events — show timeline

• 2026-05-28 Listed $179,900 MiRealSource-MiMLS
• 2026-05-28 Listed $179,900 SW Michigan MLS
• 2026-05-28 Listed $179,900 REALCOMP
• 2014-10-31 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2011-11-29 Sold (Public Records) $40,000 Public Records
• 2011-10-31 Sold (MLS) $40,000 REALCOMP
• 2011-10-31 Sold (MLS) $40,000 SW Michigan MLS
• 2011-08-15 Listed $43,000 REALCOMP
• 2011-08-15 Listed $43,000 SW Michigan MLS
• 2011-08-14 Listing Removed — REALCOMP
• 2011-05-14 Listed $51,000 REALCOMP
• 2011-05-14 Listed $51,000 SW Michigan MLS
• 2011-04-23 Listing Removed — REALCOMP
• 2010-10-25 Listed $59,900 REALCOMP
• 2010-10-25 Listed $59,900 SW Michigan MLS
• 2004-07-23 Sold (MLS) $68,000 REALCOMP
• 2004-07-23 Sold (MLS) $68,000 SW Michigan MLS
• 2003-10-20 Listed $72,900 REALCOMP
• 2003-10-20 Listed $72,900 SW Michigan MLS
• 1997-03-24 Listed $53,900 SW Michigan MLS
• 1997-03-24 Listed $53,900 REALCOMP
• 1995-03-24 Sold (MLS) $42,000 REALCOMP
• 1995-03-24 Sold (MLS) $42,000 SW Michigan MLS
• 1995-02-20 Listed $42,900 REALCOMP
• 1995-02-20 Listed $42,900 SW Michigan MLS
• 1992-07-15 Listing Removed — REALCOMP
• 1992-01-15 Listed $39,900 REALCOMP
• 1992-01-15 Listed $39,900 SW Michigan MLS
• 1990-08-31 Sold (MLS) $34,900 REALCOMP
• 1990-08-31 Sold (MLS) $34,900 SW Michigan MLS
• 1990-07-07 Listed $34,900 REALCOMP
• 1990-07-07 Listed $34,900 SW Michigan MLS
• 1990-06-19 Listing Removed — REALCOMP
• 1989-12-10 Listed $33,900 REALCOMP
• 1989-12-10 Listed $33,900 SW Michigan MLS
• 1985-09-24 Listed $30,900 REALCOMP
• 1985-09-24 Listed $30,900 SW Michigan MLS

Property tax history

+54.0%/yr

Latest (2025): $1,684 · +3.0% YoY. Source: county tax records.