8837 Geiser Grv · Richland, MI 49083

$295,000

3 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 21 Days on market

Built 2008 5,663 sqft lot Est $336k · 12% under $110/mo HOA · 4% of rent

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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 +13.3/30.0
• ARV discount +13.0/15.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to desirable Gilmore Farms! This unique Bi-Level home offers a rare and spacious layout on the upper floor featuring a private primary suite complete with a walk-in closet and full en-suite bath. The main level showcases an open floor plan with hardwood floors, a cozy gas fireplace, and sliders leading to the deck, perfect for entertaining or relaxing. The kitchen is spacious with ample counter space, walk-in pantry and boasts newer refrigerator and stove. The lower level offers two additional bedrooms, a spacious family room, and another full bath. Attached 2-car garage plus fenced backyard featuring a stamped concrete patio for outdoor enjoyment. Enjoy everything Gilmore Farms has to offer including walking trails, swimming pool, splash park, bike paths and expansive green spaces.

Key facts

• Cozy gas fireplace
• Open floor plan
• Walk-in closet

Tags

• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• FULL EN-SUITE BATH
• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• COZY GAS FIREPLACE

Property features AI

Finance

• Other: Directions: Gilmore Farms off M-89; take Brantingham Way to East on Lausen Ln to South on Geiser Grove
• HOA & community: Monthly association fee of 110; Community amenities: clubhouse, playground, pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Single family residence; Residential property; Built in 2008
• Construction: Vinyl siding; Composition roof; Built in 2008
• Exterior features: Site condo; Paved road access; Clubhouse, playground, and pool in the community

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Pantry
• Bedrooms: Primary bedroom (14 x 12); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Pantry; Gas log fireplace; Replacement windows with window treatments; Daylight basement; 9 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (10 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $3 ($30/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 $260k (11.9% below list).
• Recommended offer: $260k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% 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: 129 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 $2k of loan paydown is wiped out by about $9k 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 21 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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 $260,000 (11.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $336,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8854 Aveling Way	0.05mi	3/2.5	2,016 (-10%)	0mo	$305,000	$151	78
8889 Cowley Ct	0.12mi	3/2.5	2,047 (-9%)	1mo	$299,000	$146	77
8797 E Sturtevant Ave	0.06mi	4/2.0 (+1)	2,072 (-8%)	4mo	$309,900	$150	76
8025 W Sturtevant Ave	0.19mi	3/2.0	2,060 (-8%)	2mo	$311,100	$151	76
8010 W Sturtevant Ave	0.22mi	3/2.0	2,060 (-8%)	2mo	$290,000	$141	75
8142 W Sturtevant Ave	0.23mi	3/2.0	2,060 (-8%)	3mo	$301,000	$146	74
8119 Lausen Ln	0.24mi	3/2.0	2,060 (-8%)	2mo	$285,000	$138	73
8775 E Sturtevant Ave	0.07mi	4/2.0 (+1)	2,072 (-8%)	7mo	$304,000	$147	73
8161 W Sturtevant Ave	0.20mi	3/2.0	2,060 (-8%)	7mo	$285,900	$139	72
8720 E Sturtevant Ave	0.20mi	4/2.5 (+1)	2,062 (-8%)	8mo	$364,900	$177	64
8745 E Sturtevant Ave	0.07mi	4/2.5 (+1)	1,909 (-15%)	8mo	$329,900	$173	58
8785 E Sturtevant Ave	0.20mi	4/2.5 (+1)	1,910 (-15%)	7mo	$310,215	$162	53

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-47,595
• Equity at exit: $43,985

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-41,047
• Equity at exit: $25,506

Cash invested: $82,600 (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 49083

• Active inventory: 129
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$123
• HOA: −$110
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $3

Break-even live

Break-even rent $2,597

Max offer price $295,000

Occupancy floor 95%

Sensitivity live

Price	-10% $170	-5% $86	+0% $3	+5% $-81	+10% $-164
Rent	-10% $-203	-5% $-100	+0% $3	+5% $105	+10% $208
Rate	-1.0pp $151	-0.5pp $78	base $3	+0.5pp $-74	+1.0pp $-152

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8331 W Sturtevant Ave Richland, MI	4.0	2.5	1822	$2,600	$1.43	45d	1	0.19mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: gaspool

Listing history 31 events

1. 2026-06-13
   status $295,000 Pending 21 DOM
2. 2026-06-10
   days on market $295,000 Active 21 DOM
3. 2026-06-09
   days on market $295,000 Active 20 DOM
4. 2026-06-08
   days on market $295,000 Active 19 DOM
5. 2026-06-07
   days on market $295,000 Active 18 DOM
6. 2026-06-03
   days on market $295,000 Active 14 DOM
7. 2026-06-02
   days on market $295,000 Active 13 DOM
8. 2026-06-01
   pricedays on market $295,000 Active 12 DOM
9. 2026-05-31
   days on market $300,000 Active 11 DOM
10. 2026-05-30
    days on market $300,000 Active 10 DOM
11. 2026-05-20
    listed $300,000 Active

    Show marketing remark (801 chars)

    Welcome to desirable Gilmore Farms! This unique Bi-Level home offers a rare and spacious layout on the upper floor featuring a private primary suite complete with a walk-in closet and full en-suite bath. The main level showcases an open floor plan with hardwood floors, a cozy gas fireplace, and sliders leading to the deck, perfect for entertaining or relaxing. The kitchen is spacious with ample counter space, walk-in pantry and boasts newer refrigerator and stove. The lower level offers two additional bedrooms, a spacious family room, and another full bath. Attached 2-car garage plus fenced backyard featuring a stamped concrete patio for outdoor enjoyment. Enjoy everything Gilmore Farms has to offer including walking trails, swimming pool, splash park, bike paths and expansive green spaces.

12. 2026-05-20
    listed $300,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome to desirable Gilmore Farms! This unique Bi-Level home offers a rare and spacious layout on the upper floor featuring a private primary suite complete with a walk-in closet and full en-suite bath. The main level showcases an open floor plan with hardwood floors, a cozy gas fireplace, and sliders leading to the deck, perfect for entertaining or relaxing. The kitchen is spacious with ample counter space, walk-in pantry and boasts newer refrigerator and stove. The lower level offers two additional bedrooms, a spacious family room, and another full bath. Attached 2-car garage plus fenced backyard featuring a stamped concrete patio for outdoor enjoyment. Enjoy everything Gilmore Farms has to offer including walking trails, swimming pool, splash park, bike paths and expansive green spaces.

13. 2026-05-20
    listed $300,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome to desirable Gilmore Farms! This unique Bi-Level home offers a rare and spacious layout on the upper floor featuring a private primary suite complete with a walk-in closet and full en-suite bath. The main level showcases an open floor plan with hardwood floors, a cozy gas fireplace, and sliders leading to the deck, perfect for entertaining or relaxing. The kitchen is spacious with ample counter space, walk-in pantry and boasts newer refrigerator and stove. The lower level offers two additional bedrooms, a spacious family room, and another full bath. Attached 2-car garage plus fenced backyard featuring a stamped concrete patio for outdoor enjoyment. Enjoy everything Gilmore Farms has to offer including walking trails, swimming pool, splash park, bike paths and expansive green spaces.

14. 2025-02-24
    soldstatus $285,000 Sold
15. 2025-02-24
    soldstatus $285,000 Closed
16. 2025-02-24
    soldstatus $285,000 Closed
17. 2025-01-06
    status Pending
18. 2024-12-24
    historical
19. 2024-12-24
    historical
20. 2024-12-21
    listed $285,000 Active
21. 2024-12-21
    listed $285,000
22. 2024-12-21
    listed $285,000
23. 2018-07-13
    soldstatus $172,000
24. 2018-06-28
    soldstatus $172,000
25. 2018-06-28
    soldstatus $172,000 Sold
26. 2018-05-15
    status Pending
27. 2018-04-25
    listed $179,900
28. 2018-04-25
    listed $179,900 Active
29. 2018-04-25
    listed $179,900
30. 2008-07-01
    soldstatus $159,135
31. 2008-07-01
    listed $159,135

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,901 · $325/mo
• Expected delta: +$642/yr (+$54/mo · 19.7%)

ⓘ 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 ≥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: $31,200
• − Mortgage interest: −$16,525
• − Property taxes: −$3,259
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$1,320
• − Depreciation: −$8,582
• Taxable loss: −$4,952
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $1,219/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: 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

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

• City population: 8,110
• Population (ZIP): 8,110

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%
• Common ancestry: Iranian 14% Romanian 7% Italian 3%
• Foreign-born: 2% · Canada
• 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

+88.5% since first listed

21 events — show timeline

• 2026-05-20 Listed $300,000 REALCOMP
• 2026-05-20 Listed $300,000 MiRealSource-MiMLS
• 2026-05-20 Listed $300,000 SW Michigan MLS
• 2025-02-24 Sold (MLS) $285,000 MiRealSource-MiMLS
• 2025-02-24 Sold (MLS) $285,000 REALCOMP
• 2025-02-24 Sold (MLS) $285,000 SW Michigan MLS
• 2025-01-06 Pending — SW Michigan MLS
• 2024-12-24 Listing Removed — MiRealSource-MiMLS
• 2024-12-24 Listing Removed — REALCOMP
• 2024-12-21 Listed $285,000 MiRealSource-MiMLS
• 2024-12-21 Listed $285,000 REALCOMP
• 2024-12-21 Listed $285,000 SW Michigan MLS
• 2018-07-13 Sold (Public Records) $172,000 Public Records
• 2018-06-28 Sold (MLS) $172,000 SW Michigan MLS
• 2018-06-28 Sold (MLS) $172,000 REALCOMP
• 2018-05-15 Pending — SW Michigan MLS
• 2018-04-25 Listed $179,900 MiRealSource-MiMLS
• 2018-04-25 Listed $179,900 SW Michigan MLS
• 2018-04-25 Listed $179,900 REALCOMP
• 2008-07-01 Listed $159,135 SW Michigan MLS
• 2008-07-01 Sold (MLS) $159,135 SW Michigan MLS

Property tax history

+4.9%/yr

Latest (2025): $3,259 · +5.3% YoY. Source: county tax records.