Integrity 1800 Plan · Portage, MI 49024

$296,630

3 bd · 2.5 ba · 1,798 sqft · SingleFamily · 392 Days on market

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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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Integrity 1800 is a traditional split-level floor plan with a footprint designed for optimal and inclusive living & storage.

Key facts

• 2 garage spots
• Listed 392 days

🏗️ New construction. The $296,630 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,615.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (24.3% below list).
• Recommended offer: $225k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.3% in Portage — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+6.4%/yr); 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 392 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,673 (24.3% 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. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (median comp): $337,615
• List price: $296,630
• Delta: -12.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10029 Kearns Ct	0.06mi	3/2.5	1,796 (-0%)	2mo	$275,935	$154	95
10126 Pennridge Trl	0.04mi	3/2.5	1,798 (0%)	8mo	$284,750	$158	92
10170 Pennridge Dr	0.03mi	3/2.5	1,798 (0%)	8mo	$299,900	$167	92
10117 Pennridge Dr	0.05mi	3/2.5	1,798 (0%)	9mo	$310,050	$172	90
10025 Kearns Ct	0.06mi	4/2.5 (+1)	1,910 (+6%)	1mo	$319,900	$167	81
10187 Pennridge Dr	0.03mi	4/2.5 (+1)	1,910 (+6%)	6mo	$337,900	$177	78
10160 Pennridge Dr	0.03mi	4/2.5 (+1)	1,910 (+6%)	7mo	$331,395	$174	77
10207 Pennridge Dr	0.05mi	4/2.5 (+1)	1,910 (+6%)	9mo	$330,050	$173	74
2586 Ashford Trl	0.59mi	3/2.0	1,811 (+1%)	3mo	$540,000	$298	67
10382 Pennridge St	0.22mi	3/2.0	2,060 (+15%)	2mo	$313,800	$152	62
2311 Ashford Trl	0.47mi	4/3.0 (+1)	1,998 (+11%)	2mo	$380,000	$190	51
2229 W Osterhout Ave	0.46mi	2/2.5 (-1)	2,016 (+12%)	4mo	$240,000	$119	50

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.13×
• Total profit: $-82,379
• Equity at exit: $50,339

10-year hold

• IRR: -13.2%
• Equity multiple: 0.12×
• Total profit: $-82,857
• Equity at exit: $29,191

Cash invested: $94,532 (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 49024

• Rents YoY: 6.4%
• Active inventory: 185
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,064/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-558

Break-even live

Break-even rent $2,953

Max offer price $256,833

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: $84,404
• Closing costs: $10,128
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10240 Pennridge Dr Portage, MI	3.0	2.0	1530	$2,395	$1.57	43d	1	0.11mi
10328 Pennridge Dr Portage, MI	3.0	2.0	1530	$2,295	$1.50	43d	1	0.20mi

Listing history 19 events

1. 2026-06-18
   days on market $296,630 Active 392 DOM
2. 2026-06-17
   days on market $296,630 Active 391 DOM
3. 2026-06-16
   days on market $296,630 Active 390 DOM
4. 2026-06-15
   days on market $296,630 Active 389 DOM
5. 2026-06-14
   days on market $296,630 Active 387 DOM
6. 2026-06-13
   days on market $296,630 Active 386 DOM
7. 2026-06-10
   days on market $296,630 Active 384 DOM
8. 2026-06-09
   days on market $296,630 Active 383 DOM
9. 2026-06-08
   days on market $296,630 Active 382 DOM
10. 2026-06-07
    days on market $296,630 Active 381 DOM
11. 2026-06-05
    days on market $296,630 Active 378 DOM
12. 2026-06-03
    days on market $296,630 Active 377 DOM
13. 2026-06-02
    days on market $296,630 Active 376 DOM
14. 2026-06-01
    days on market $296,630 Active 375 DOM
15. 2026-05-31
    days on market $296,630 Active 374 DOM
16. 2026-05-30
    days on market $296,630 Active 373 DOM
17. 2026-03-10
    price $296,630 134-char remark

    Show marketing remark (134 chars)

    The Integrity 1800 is a traditional split-level floor plan with a footprint designed for optimal and inclusive living & storage.

18. 2025-09-04
    price $291,630 134-char remark

    Show marketing remark (134 chars)

    The Integrity 1800 is a traditional split-level floor plan with a footprint designed for optimal and inclusive living & storage.

19. 2025-05-23
    listed $277,975 Active 134-char remark

    Show marketing remark (134 chars)

    The Integrity 1800 is a traditional split-level floor plan with a footprint designed for optimal and inclusive living & storage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,961
• − Mortgage interest: −$18,912
• − Property taxes: −$5,064
• − Insurance: −$1,688
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$9,822
• Taxable loss: −$12,838
• Est. tax savings @ 24.0%: +$3,081
• After-tax cash flow: $-3,618/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): 30,823
• Household income: $91,105
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 698.0

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 (78%)
• Race & ethnicity: White 78% Black 7% Two or more races 7% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 9% Romanian 5% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -239.74%
• Current HPI: 215.2275
• Rent YoY: ▲ 6.36%
• 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

+6.7% since first listed

3 events — show timeline

• 2026-03-10 Price Changed $296,630 Zillow
• 2025-09-04 Price Changed $291,630 Zillow
• 2025-05-23 Listed $277,975 Zillow