1816 Byrd Dr · Portage, MI 49002

$179,900

2 bd · 1.0 ba · 672 sqft · SingleFamily · 2 Days on market

Built 1950 10,019 sqft lot Est $159k · 13% 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 +12.8/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

Key facts

• Stunning trim work
• Covered patio
• Remodeled bungalow

Tags

• REMODELED BUNGALOW
• PORTAGE PUBLIC SCHOOL DISTRICT
• STUNNING TRIM WORK
• COVERED PATIO

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Single-family residence; Residential property; Built in 1950
• Construction: Aluminum siding; Composition roof; Slab foundation
• Exterior features: Paved road access; Shed(s) on the property

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Eat-in kitchen; Replacement windows; 3 total rooms

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 $-82 ($-983/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.5% below list).
• Recommended offer: $143k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y 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 $54k; list at $180k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,103 (20.5% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $159,264
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2118 Byrd Dr	0.18mi	2/1.0	672 (0%)	24mo	$190,000	$283	72
2008 Eckener Dr	0.11mi	2/1.0	696 (+4%)	21mo	$165,000	$237	71
2304 Byrd Dr	0.27mi	2/1.0	672 (0%)	21mo	$145,000	$216	70
1715 Byrd Dr	0.08mi	2/1.0	748 (+11%)	18mo	$139,500	$186	62

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: -14.2%
• Equity multiple: 0.47×
• Total profit: $-26,804
• Equity at exit: $26,824

10-year hold

• IRR: 1.0%
• Equity multiple: 1.09×
• Total profit: $4,372
• 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: 127
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$943
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-82

Break-even live

Break-even rent $1,535

Max offer price $165,427

Occupancy floor —

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	13d	1	0.68mi
100 E Candlewyck Dr Kalamazoo, MI	1.0–4.0	1.0–2.0	1129	$1,171	$1.04	13d	38	0.77mi
1412 Banbury Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	1000	$1,275	$1.27	13d	7	0.82mi
601 Alfa Ct Portage, MI	1.0–2.0	1.0–1.5	736	$1,470	$2.00	14d	30	1.19mi
5374 E Deadwood Dr Portage, MI	1.0–3.0	1.0–2.0	788	$1,274	$1.62	14d	1	1.38mi

Listing history 19 events

1. 2026-05-21
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

2. 2026-05-21
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

3. 2026-05-21
   status Pending

   Show marketing remark (616 chars)

   Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

4. 2026-05-19
   listed $179,900 Active 616-char remark

   Show marketing remark (616 chars)

   Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

5. 2026-05-19
   listed $179,900 Active 616-char remark

   Show marketing remark (616 chars)

   Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

6. 2026-05-19
   listed $179,900 Active

   Show marketing remark (616 chars)

   Adorable and fully remodeled, this charming bungalow is the perfect starter home located in a desirable neighborhood within the excellent Portage Public School district! Though cozy at 672 sq ft, this home is packed with beautifully designed craftsmanship and thoughtful detail throughout, including stunning trim work, brand-new floors and fresh pain throughout. Featuring 2 bedrooms and 1 full bath, this move-in ready home offers style, comfort and quality in every space. Step outside to enjoy the covered patio out back, perfect for relaxing or entertaining. This gem is one you'll want to experience in person!

7. 2014-09-18
   historical
8. 2014-09-18
   historical
9. 2013-11-15
   soldstatus $54,000
10. 2012-05-31
    historical
11. 2011-11-17
    listed $48,900
12. 2011-11-17
    listed $48,900
13. 2010-03-26
    historical
14. 2010-02-15
    listed $54,900
15. 2010-02-15
    listed $54,900
16. 2002-04-19
    soldstatus $60,000
17. 2002-04-19
    soldstatus $60,000
18. 2002-01-19
    listed $64,900
19. 2002-01-19
    listed $64,900

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $2,151 · $179/mo
• Expected delta: +$620/yr (+$52/mo · 40.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $17,172
• − Mortgage interest: −$10,077
• − Property taxes: −$1,531
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$5,233
• Taxable loss: −$4,114
• Est. tax savings @ 24.0%: +$987
• After-tax cash flow: $4/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

+177.2% since first listed

19 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — SW Michigan MLS
• 2026-05-19 Listed $179,900 SW Michigan MLS
• 2026-05-19 Listed $179,900 MiRealSource-MiMLS
• 2026-05-19 Listed $179,900 REALCOMP
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2013-11-15 Sold (Public Records) $54,000 Public Records
• 2012-05-31 Listing Removed — REALCOMP
• 2011-11-17 Listed $48,900 REALCOMP
• 2011-11-17 Listed $48,900 SW Michigan MLS
• 2010-03-26 Listing Removed — REALCOMP
• 2010-02-15 Listed $54,900 REALCOMP
• 2010-02-15 Listed $54,900 SW Michigan MLS
• 2002-04-19 Sold (MLS) $60,000 REALCOMP
• 2002-04-19 Sold (MLS) $60,000 SW Michigan MLS
• 2002-01-19 Listed $64,900 REALCOMP
• 2002-01-19 Listed $64,900 SW Michigan MLS

Property tax history

+54.0%/yr

Latest (2025): $1,531 · +3.0% YoY. Source: county tax records.