6555 W N Ave · Portage, MI 49009

$185,000

3 bd · 1.0 ba · 960 sqft · SingleFamily

Built 1956 0.68 ac lot Est $150k · 24% over

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Why this score? — see what drove the F 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 +12.5/30.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

Key facts

• 0.68 acre lot
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (7.4% below list).
• Recommended offer: $171k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% 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.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-5.0%/yr); 375 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 32y 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 $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,380 (7.4% 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6555 W N Avenue Ave	0.00mi	3/1.0	960 (0%)	10mo	$150,000	$156	92

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-36,581
• Equity at exit: $27,584

10-year hold

• IRR: -24.3%
• Equity multiple: -0.02×
• Total profit: $-53,054
• Equity at exit: $15,995

Cash invested: $51,800 (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 49009

• Rents YoY: -5.0%
• Active inventory: 375
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$333 /mo · $3,994/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-26

Break-even live

Break-even rent $1,747

Max offer price $180,371

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $26	+0% $-26	+5% $-79	+10% $-131
Rent	-10% $-162	-5% $-94	+0% $-26	+5% $41	+10% $109
Rate	-1.0pp $67	-0.5pp $21	base $-26	+0.5pp $-74	+1.0pp $-123

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5295 Voyager LN Kalamazoo, MI	3.0	1.0–2.0	954	$2,361	$2.47	14d	19	0.47mi
6025 Briarcliff Path Unit c Kalamazoo, MI	2.0	1.0	900	$1,150	$1.28	21d	1	0.91mi
6063 Briarcliff Path Unit 1 Kalamazoo, MI	2.0	1.0	870	$1,150	$1.32	14d	1	0.93mi

Listing history 21 events

1. 2026-05-14
   historical 58-char remark

   Show marketing remark (58 chars)

   Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

2. 2026-05-14
   listed $185,000 58-char remark

   Show marketing remark (58 chars)

   Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

3. 2026-05-14
   listed $185,000

   Show marketing remark (58 chars)

   Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

4. 2026-05-14
   historical

   Show marketing remark (58 chars)

   Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

5. 2026-05-14
   historical 58-char remark

   Show marketing remark (58 chars)

   Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

6. 2026-05-14
   listed $185,000 58-char remark

   Show marketing remark (58 chars)

   Nice 3-bedroom and 1 bathroom home, sitting on . 68 acres.

7. 2025-08-20
   soldstatus $150,000
8. 2025-08-15
   soldstatus $150,000 Closed
9. 2025-08-15
   soldstatus $150,000 Sold
10. 2025-08-15
    soldstatus $150,000 Closed
11. 2025-08-06
    status Pending
12. 2025-08-06
    status Pending
13. 2025-08-06
    status Pending
14. 2025-08-02
    listed $169,000 Active
15. 2025-08-01
    listed $169,000 Active
16. 2025-08-01
    listed $169,000 Active
17. 2019-02-01
    soldstatus $116,500
18. 2014-09-15
    historical
19. 1995-02-04
    historical
20. 1994-05-08
    listed $110,000
21. 1994-05-08
    listed $110,000

ⓘ 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: $3,994 · $333/mo
• Projected year-2 tax: $3,994 · $333/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,566
• − Mortgage interest: −$10,363
• − Property taxes: −$3,994
• − Insurance: −$925
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,382
• Taxable loss: −$3,389
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $499/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: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 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

• County: Kalamazoo County · 224,317 people
• City population: 50,560
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 47,971
• Household income: $80,930
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1579.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Romanian 6% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -207.34%
• Current HPI: 209.5649
• Rent YoY: ▼ -4.96%
• 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

+68.2% since first listed

21 events — show timeline

• 2026-05-14 Listed $185,000 REALCOMP
• 2026-05-14 Listing Removed — REALCOMP
• 2026-05-14 Listing Removed — SW Michigan MLS
• 2026-05-14 Listed $185,000 SW Michigan MLS
• 2026-05-14 Listed $185,000 MiRealSource-MiMLS
• 2026-05-14 Listing Removed — MiRealSource-MiMLS
• 2025-08-20 Sold (Public Records) $150,000 Public Records
• 2025-08-15 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2025-08-15 Sold (MLS) $150,000 SW Michigan MLS
• 2025-08-15 Sold (MLS) $150,000 REALCOMP
• 2025-08-06 Pending — MiRealSource-MiMLS
• 2025-08-06 Pending — REALCOMP
• 2025-08-06 Pending — SW Michigan MLS
• 2025-08-02 Listed $169,000 REALCOMP
• 2025-08-01 Listed $169,000 MiRealSource-MiMLS
• 2025-08-01 Listed $169,000 SW Michigan MLS
• 2019-02-01 Sold (Public Records) $116,500 Public Records
• 2014-09-15 Listing Removed — SW Michigan MLS
• 1995-02-04 Listing Removed — REALCOMP
• 1994-05-08 Listed $110,000 REALCOMP
• 1994-05-08 Listed $110,000 SW Michigan MLS

Property tax history

+12.3%/yr

Latest (2025): $3,994 · -0.1% YoY. Source: county tax records.