416 Frederick St · Eastwood, MI 49048

$130,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 1 Days on market

Built 1915 0.61 ac lot Est $146k · 11% under

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Why this score? — see what drove the C+ 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 +23.3/30.0
• ARV discount +12.5/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

POTENTIAL is the headline at 416 Frederick Avenue. Located in the heart of Comstock, yet tucked away on a beautiful 0.61-acre lot at the end of a quiet dead-end street, this 3BD/1BA home offers 1,200 finished ft and the kind of potential buyers spend months searching for and rarely find. The main level offers a living room, dining room, kitchen, and functional breezeway entry, with all 3 bedrooms upstairs. The huge fenced backyard offers space for outdoor living, gardening, pets, or play, with a setting that feels anything but ordinary. Mature trees and a tucked-away location create a sense of privacy that's increasingly difficult to find this close to everyday conveniences. Roof replaced in 2017; new deck in 2026. First-time buyer? Investor? Landlord? Flipper? If HGTV has your number, this is the opportunity you've been waiting for! More Photos Coming Soon! Showings Begin Saturday, 6/6!

Key facts

• 0.61 acre lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Well water; Natural gas available and connected; Natural gas water heater; Cable connected
• Home design: Traditional-style single family residence; Approximately 1,200 total building area; Built in 1915
• Construction: Brick and vinyl siding; Composition roof; Full foundation (basement)
• Exterior features: Paved road access; Lot approximately 0.61 acre

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5; Additional rooms (Den, Recreation, Other)
• Bathrooms: 1 full bathroom; Primary bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Garage door opener; Wood-burning fireplace; Window treatments; 7 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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+.
• Comstock Public Schools (suburban): math 18% / reading 32% proficiency, ranked #428 of 540 in MI (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.9%/yr); 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 24y ago; this cycle's ask is 53% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $82k; list at $130k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $146,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5382 Ripley St	0.28mi	3/1.0	1,300 (+8%)	14mo	$145,000	$112	61
5875 Celery St	0.42mi	3/1.0	1,250 (+4%)	18mo	$115,000	$92	59
233 Leenhouts St	0.42mi	2/1.0 (-1)	1,065 (-11%)	6mo	$167,000	$157	52
6164 Copeland Ave	0.67mi	2/1.0 (-1)	1,152 (-4%)	6mo	$170,000	$148	52
5783 Neal St	0.70mi	3/2.0	1,248 (+4%)	6mo	$179,500	$144	52
778 Ferris St	0.22mi	3/1.5	1,059 (-12%)	23mo	$145,000	$137	49
717 Pingree St	0.27mi	3/2.0	1,056 (-12%)	20mo	$110,000	$104	46
5179 E Michigan Ave	0.48mi	2/1.0 (-1)	1,352 (+13%)	8mo	$190,000	$141	45
6151 Abbey St	0.63mi	2/1.0 (-1)	1,260 (+5%)	15mo	$58,000	$46	44
370 Leenhouts St	0.49mi	2/1.5 (-1)	1,340 (+12%)	23mo	$104,880	$78	32
6160 Grange Ave	0.66mi	2/1.0 (-1)	1,364 (+14%)	14mo	$167,000	$122	30

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,976
• Equity at exit: $19,383

10-year hold

• IRR: 13.1%
• Equity multiple: 2.29×
• Total profit: $47,068
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $183

Break-even live

Break-even rent $1,205

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $220	+0% $183	+5% $146	+10% $109
Rent	-10% $69	-5% $126	+0% $183	+5% $239	+10% $296
Rate	-1.0pp $248	-0.5pp $216	base $183	+0.5pp $149	+1.0pp $115

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6314 E Jk Ave Kalamazoo, MI	2.0	1.0	760	$950	$1.25	22d	1	1.06mi

Listing history 4 events

1. 2026-06-08
   status $130,000 Pending 1 DOM
2. 2026-06-07
   status $130,000 Active 1 DOM
3. 2026-06-05
   remarks 694-char remark
4. 2026-06-05
   listed $130,000 Coming Soon 1 DOM

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $1,962 · $163/mo
• Expected delta: +$40/yr (+$3/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $17,230
• − Mortgage interest: −$7,282
• − Property taxes: −$1,922
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,782
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,152/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: Comstock Public Schools
• NCES district ID: 2610590
• Math proficiency: 18% ▼ -2.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $41,293
• Composite: 21.17/100
• National rank: #8423
• State rank: #428 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

• 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

+100.3% since first listed

29 events — show timeline

• 2026-06-04 Coming Soon $130,000 MiRealSource-MiMLS
• 2026-06-04 Coming Soon $130,000 SW Michigan MLS
• 2016-08-26 Sold (Public Records) $82,000 Public Records
• 2016-07-27 Sold (MLS) $82,000 SW Michigan MLS
• 2016-07-27 Sold (MLS) $82,000 REALCOMP
• 2016-06-16 Pending — SW Michigan MLS
• 2016-05-25 Price Changed $85,000 SW Michigan MLS
• 2016-05-25 Relisted — SW Michigan MLS
• 2016-05-18 Price Changed $87,000 SW Michigan MLS
• 2016-05-18 Pending — SW Michigan MLS
• 2016-05-16 Listed $85,000 SW Michigan MLS
• 2016-05-16 Listed $85,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2013-09-17 Listing Removed — SW Michigan MLS
• 2013-09-17 Listing Removed — REALCOMP
• 2013-07-08 Listed $79,900 SW Michigan MLS
• 2013-07-08 Listed $79,900 REALCOMP
• 2007-09-12 Sold (Public Records) $66,400 Public Records
• 2007-08-24 Sold (MLS) $66,900 REALCOMP
• 2007-08-24 Sold (MLS) $66,900 SW Michigan MLS
• 2007-05-10 Listed $68,900 REALCOMP
• 2007-05-10 Listed $68,900 SW Michigan MLS
• 2005-10-24 Listing Removed — REALCOMP
• 2005-07-25 Listed $89,900 REALCOMP
• 2005-07-25 Listed $89,900 SW Michigan MLS
• 2002-07-11 Sold (MLS) $64,900 REALCOMP
• 2002-07-11 Sold (MLS) $64,900 SW Michigan MLS
• 2002-05-30 Listed $64,900 REALCOMP
• 2002-05-30 Listed $64,900 SW Michigan MLS

Property tax history

+0.8%/yr

Latest (2025): $1,922 · +93.5% YoY. Source: county tax records.