51 W Beckwith Dr · Galesburg, MI 49053

$35,000

3 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 64 Days on market

Built 1890 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

Key facts

• 0.26 acre lot
• Garage
• Built 1890

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water
• Home design: Traditional-style single-family home; Residential property; Built in 1890
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; 0.26-acre lot; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.6% vs local median 2.5% in Galesburg — 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 66/100 on livability (#442 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools D, amenities F, commute F.
• Galesburg-Augusta Community Schools (rural): math 24% / reading 41% proficiency, ranked #321 of 540 in MI (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $65k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.73% ✓
• Cap rate: 30.57%
• Cash-on-cash: 86.69%
• DSCR: 4.86
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $242,055
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Maple St	0.05mi	3/2.0	1,440 (-3%)	3mo	$169,900	$118	86
321 Blake Blvd	0.58mi	2/2.0 (-1)	1,394 (-6%)	0mo	$227,500	$163	54
285 Woodlark St	0.70mi	4/2.0 (+1)	1,485 (0%)	13mo	$255,000	$172	48
212 Woodlark St	0.71mi	3/1.5	1,424 (-4%)	15mo	$238,000	$167	45
142 Fullerton	0.68mi	3/1.0	1,432 (-4%)	21mo	$220,200	$154	45
317 W Michigan Ave	0.53mi	3/1.5	1,365 (-8%)	23mo	$115,000	$84	41
10220 Blake Blvd	0.68mi	3/2.0	1,613 (+9%)	15mo	$290,000	$180	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 5.03×
• Total profit: $39,491
• Equity at exit: $5,219

10-year hold

• IRR: 90.4%
• Equity multiple: 10.46×
• Total profit: $92,735
• Equity at exit: $3,026

Cash invested: $9,800 (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 49053

• Home prices YoY: -30.2%
• Active inventory: 60
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $708

Break-even live

Break-even rent $409

Max offer price $35,000

Occupancy floor 41%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   statusdays on market $35,000 Pending 64 DOM
2. 2026-06-03
   days on market $35,000 Active 61 DOM
3. 2026-06-02
   days on market $35,000 Active 60 DOM
4. 2026-06-01
   days on market $35,000 Active 59 DOM
5. 2026-05-31
   days on market $35,000 Active 58 DOM
6. 2026-05-30
   days on market $35,000 Active 57 DOM
7. 2026-05-15
   price $35,000 595-char remark

   Show marketing remark (595 chars)

   Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

8. 2026-05-15
   price $35,000 595-char remark

   Show marketing remark (595 chars)

   Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

9. 2026-05-15
   price $35,000

   Show marketing remark (595 chars)

   Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

10. 2026-04-09
    price $80,000 595-char remark

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

11. 2026-04-08
    price $80,000 595-char remark

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

12. 2026-04-08
    price $80,000

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

13. 2026-04-03
    listed $100,000 Active 595-char remark

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

14. 2026-04-03
    listed $100,000 Active

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

15. 2026-04-03
    listed $100,000 Active 595-char remark

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

16. 2026-04-02
    historical $100,000 595-char remark

    Show marketing remark (595 chars)

    Calling all investors, flippers, and handy buyers! This 3-bed, 1-bath home is priced to sell and packed with opportunity. Enjoy a large fenced yard perfect for pets, gardening, or future rental income. A 1-car attached garage adds convenience and storage. Located in a quiet neighborhood just 5 minutes from I-94 and 15 minutes from downtown Kalamazoo, you?ll have easy access to shopping, dining, WMU, and Bronson Hospital while coming home to peace and privacy. With the right updates, this home has strong income potential as a rental or flip. Bring your vision and build equity from day one!

17. 2026-04-01
    historical $100,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/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 3/10 Moderate 7 d/yr ≥98°F today · 17 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: $15,665
• − Mortgage interest: −$1,961
• − Property taxes: −$1,502
• − Insurance: −$175
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$1,018
• Taxable income: $8,503
• Est. tax owed @ 24.0%: −$2,041
• After-tax cash flow: $6,455/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: Galesburg-Augusta Community Schools
• NCES district ID: 2615450
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $49,604
• Composite: 28.17/100
• National rank: #6812
• State rank: #321 of 540 in MI

Livability — Galesburg

• Score: 66/100
• State rank: #442
• US rank: #12265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galesburg, MI
• City population: 7,255
• Population (ZIP): 7,255

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 7% Romanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -100.13%
• Current HPI: 231.8503
• 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

-65.0% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $35,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $35,000 REALCOMP
• 2026-05-15 Price Changed $35,000 SW Michigan MLS
• 2026-04-09 Price Changed $80,000 MiRealSource-MiMLS
• 2026-04-08 Price Changed $80,000 REALCOMP
• 2026-04-08 Price Changed $80,000 SW Michigan MLS
• 2026-04-03 Listed $100,000 REALCOMP
• 2026-04-03 Listed $100,000 SW Michigan MLS
• 2026-04-03 Listed $100,000 MiRealSource-MiMLS
• 2026-04-02 Coming Soon $100,000 MiRealSource-MiMLS
• 2026-04-01 Coming Soon $100,000 SW Michigan MLS

Property tax history

+5.7%/yr

Latest (2025): $1,502 · +2.9% YoY. Source: county tax records.