2519 Rolling Hill Ave · Portage, MI 49024

$185,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily · 2 Days on market

Built 1959 0.47 ac lot Est $233k · 20% under

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Why this score? — see what drove the B 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.1/10.0
• Schools +4.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3-bedroom, 2-bathroom residence offering a spacious layout and plenty of room to enjoy both indoors and out. Situated on nearly half an acre, the property provides ample yard space for outdoor activities, gardening, or simply relaxing in your own private setting. Inside, you'll find comfortable living areas filled with natural light, along with a bright sunroom that offers additional space for entertaining, hobbies, or enjoying views of the backyard throughout the seasons. The full basement provides abundant storage and potential for a variety of uses, while the attached two-car garage adds convenience and functionality. With generous outdoor space, versatile interior features, and practical amenities, this property presents an excellent opportunity for a wide range of homebuyers. Schedule your showing today to explore all this home has to offer.

Key facts

• Full basement
• Ample yard space
• Bright sunroom

Tags

• AMPLE YARD SPACE
• BRIGHT SUNROOM
• FULL BASEMENT
• ATTACHED TWO-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available
• Home design: Ranch-style single family home; One-story; Built in 1959
• Construction: Vinyl siding; Composition roof; Built on permanent foundation
• Exterior features: Paved road access; Yard includes shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Ramped entrance; 6 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.3% 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 (+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 $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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1959 — 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: 1.21% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $232,560
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Holly Ave	0.31mi	3/2.0	1,352 (-1%)	2mo	$287,500	$213	83
2717 Rolling Hill Ave	0.11mi	3/2.0	1,432 (+5%)	11mo	$285,000	$199	76
10348 Oakland Dr	0.27mi	3/1.0	1,440 (+6%)	14mo	$202,000	$140	62
2327 Sugarloaf Ave	0.37mi	4/1.5 (+1)	1,296 (-5%)	8mo	$265,000	$204	61
10534 Shaver Rd	0.19mi	3/1.0	1,244 (-8%)	16mo	$133,050	$107	60
2624 Rolling Hill Ave	0.07mi	3/1.0	1,500 (+10%)	21mo	$224,500	$150	58
2908 Rolling Hill Ave	0.23mi	4/2.0 (+1)	1,497 (+10%)	12mo	$278,000	$186	58
10004 Handel St	0.44mi	3/1.0	1,440 (+6%)	24mo	$235,000	$163	46
9946 Mozart St	0.44mi	3/1.0	1,500 (+10%)	16mo	$249,500	$166	45
10429 Dewberry St	0.22mi	2/1.0 (-1)	1,160 (-15%)	19mo	$198,000	$171	41

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: 3.7%
• Equity multiple: 1.15×
• Total profit: $7,575
• Equity at exit: $27,584

10-year hold

• IRR: 16.2%
• Equity multiple: 2.53×
• Total profit: $79,429
• 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 49024

• Rents YoY: 6.4%
• Active inventory: 185
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$256 /mo · $3,078/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $466

Break-even live

Break-even rent $1,650

Max offer price $185,000

Occupancy floor 74%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10328 Pennridge Dr Portage, MI	3.0	2.0	1530	$2,295	$1.50	44d	1	0.41mi
10240 Pennridge Dr Portage, MI	3.0	2.0	1530	$2,395	$1.57	44d	1	0.42mi

Listing history 4 events

1. 2026-06-19
   status $185,000 Active 2 DOM
2. 2026-06-13
   statusdays on market $185,000 Pending 2 DOM
3. 2026-06-10
   remarks 699-char remark

   Show marketing remark (879 chars)

   Welcome home to this 3-bedroom, 2-bathroom residence offering a spacious layout and plenty of room to enjoy both indoors and out. Situated on nearly half an acre, the property provides ample yard space for outdoor activities, gardening, or simply relaxing in your own private setting. Inside, you'll find comfortable living areas filled with natural light, along with a bright sunroom that offers additional space for entertaining, hobbies, or enjoying views of the backyard throughout the seasons. The full basement provides abundant storage and potential for a variety of uses, while the attached two-car garage adds convenience and functionality. With generous outdoor space, versatile interior features, and practical amenities, this property presents an excellent opportunity for a wide range of homebuyers. Schedule your showing today to explore all this home has to offer.

4. 2026-06-10
   listed $185,000 Active 1 DOM

   Show marketing remark (879 chars)

   Welcome home to this 3-bedroom, 2-bathroom residence offering a spacious layout and plenty of room to enjoy both indoors and out. Situated on nearly half an acre, the property provides ample yard space for outdoor activities, gardening, or simply relaxing in your own private setting. Inside, you'll find comfortable living areas filled with natural light, along with a bright sunroom that offers additional space for entertaining, hobbies, or enjoying views of the backyard throughout the seasons. The full basement provides abundant storage and potential for a variety of uses, while the attached two-car garage adds convenience and functionality. With generous outdoor space, versatile interior features, and practical amenities, this property presents an excellent opportunity for a wide range of homebuyers. Schedule your showing today to explore all this home has to offer.

ⓘ 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: $3,078 · $256/mo
• Projected year-2 tax: $3,078 · $256/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,881
• − Mortgage interest: −$10,363
• − Property taxes: −$3,078
• − Insurance: −$925
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$5,382
• Taxable income: $2,832
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $4,911/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

+0.0% since first listed

5 events — show timeline

• 2026-06-10 Listed $185,000 REALCOMP
• 2026-06-10 Listed $185,000 SW Michigan MLS
• 2026-06-10 Listed $185,000 MiRealSource-MiMLS
• 2026-06-09 Coming Soon $185,000 MiRealSource-MiMLS
• 2026-06-09 Coming Soon $185,000 SW Michigan MLS

Property tax history

+4.9%/yr

Latest (2025): $3,078 · +3.0% YoY. Source: county tax records.