5706 Cranston St · Portage, MI 49002

$225,000

3 bd · 2.0 ba · 1,381 sqft · SingleFamily · 21 Days on market

Built 1968 7,405 sqft lot $163/sqft · at area comps Est $221k · at est.

---

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 +19.9/30.0
• ARV discount +6.7/15.0
• DSCR +6.3/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

Key facts

• Storage shed
• Fully fenced yard
• Egress windows

Tags

• FULLY FENCED YARD
• STORAGE SHED
• EGRESS WINDOWS
• HOME OFFICE
• HOBBY SPACE

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1968; 1,381 living area (listing)
• Construction: Brick and vinyl siding construction
• Exterior features: 0.17-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window-mounted air conditioning units
• Interior features: 7 total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (2.5% below list).
• Recommended offer: $219k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Market conditions: Rents rising fast (+11.3%/yr); 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 36% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 38y 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.

Recommended offer $219,276 (2.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $221,037
• List price: $225,000
• Delta: 1.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5619 Cheshire St	0.10mi	3/1.5	1,440 (+4%)	4mo	$235,000	$163	83
4624 Lexington Ave	0.14mi	3/1.5	1,456 (+5%)	6mo	$200,000	$137	77
5709 Cheshire St	0.09mi	3/1.0	1,468 (+6%)	9mo	$190,000	$129	74
4423 Farnham Ave	0.22mi	3/1.5	1,488 (+8%)	12mo	$175,000	$118	65
4535 Lexington Ave	0.16mi	3/1.5	1,275 (-8%)	17mo	$189,000	$148	64
5538 Cabot St	0.26mi	3/1.5	1,239 (-10%)	20mo	$215,000	$174	52

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-7,612
• Equity at exit: $33,548

10-year hold

• IRR: 11.3%
• Equity multiple: 2.08×
• Total profit: $68,270
• Equity at exit: $19,454

Cash invested: $63,000 (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: 127
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $271

Break-even live

Break-even rent $1,849

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5141 S Wagon Trl Kalamazoo, MI	3.0	1.0–2.0	1055	$2,050	$1.94	44d	16	0.44mi
5374 E Deadwood Dr Portage, MI	1.0–3.0	1.0–2.0	788	$1,349	$1.71	13d	1	0.54mi

Listing history 14 events

1. 2026-06-05
   status $225,000 Pending 21 DOM
2. 2026-06-03
   days on market $225,000 Active 21 DOM

   Show marketing remark (376 chars)

   Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

3. 2026-06-02
   days on market $225,000 Active 20 DOM
4. 2026-06-01
   days on market $225,000 Active 19 DOM
5. 2026-05-31
   days on market $225,000 Active 18 DOM
6. 2026-05-30
   days on market $225,000 Active 17 DOM
7. 2026-05-16
   price $230,000 459-char remark

   Show marketing remark (376 chars)

   Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

8. 2026-05-15
   price $230,000 459-char remark

   Show marketing remark (376 chars)

   Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

9. 2026-05-15
   price $230,000

   Show marketing remark (376 chars)

   Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

10. 2026-05-13
    listed $225,000 Active 459-char remark

    Show marketing remark (376 chars)

    Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

11. 2026-05-13
    listed $225,000 Active 459-char remark

    Show marketing remark (376 chars)

    Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

12. 2026-05-13
    listed $225,000 Active

    Show marketing remark (376 chars)

    Located steps from Lexington Park, this inviting tri-level offers a fully fenced backyard, storage shed, and room to play. The home includes 3 bedrooms, 2 full bathrooms, and includes appliances. The lower level features egress windows, creating opportunities for extra bedrooms, a home office, or a hobby space. A great blend of comfort, flexibility, and Portage convenience.

13. 1988-03-19
    listed $49,900
14. 1988-03-19
    listed $49,900

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,856 · $238/mo
• Expected delta: +$609/yr (+$51/mo · 27.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $26,313
• − Mortgage interest: −$12,603
• − Property taxes: −$2,247
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$6,545
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,357/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

+350.9% since first listed

14 events — show timeline

• 2026-06-03 Pending — REALCOMP
• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-06-03 Pending — SW Michigan MLS
• 2026-05-27 Price Changed $225,000 MiRealSource-MiMLS
• 2026-05-26 Price Changed $225,000 REALCOMP
• 2026-05-26 Price Changed $225,000 SW Michigan MLS
• 2026-05-16 Price Changed $230,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $230,000 REALCOMP
• 2026-05-15 Price Changed $230,000 SW Michigan MLS
• 2026-05-13 Listed $225,000 REALCOMP
• 2026-05-13 Listed $225,000 SW Michigan MLS
• 2026-05-13 Listed $225,000 MiRealSource-MiMLS
• 1988-03-19 Listed $49,900 REALCOMP
• 1988-03-19 Listed $49,900 SW Michigan MLS

Property tax history

+47.4%/yr

Latest (2025): $2,247 · +0.7% YoY. Source: county tax records.