Integrity 1750 Plan · Richland, MI 49083

$300,900

3 bd · 2.0 ba · 1,662 sqft · SingleFamily · 526 Days on market

Excellent condition

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Integrity 1750 is a traditional split-level floor plan with a footprint designed for optimal and inclusive living & storage.

Key facts

• Open concept
• Private bath
• Great room

Tags

• OPEN CONCEPT
• GREAT ROOM
• KITCHEN WITH PANTRY
• EATING NOOK
• PRIVATE BATH
• GAME ROOM

🏗️ New construction. The $300,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,449.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $301k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (13.6% below list).
• Recommended offer: $260k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% 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: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 526 days — a 12% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,000 (13.6% 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 526 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $309,449
• List price: $300,900
• Delta: -2.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8865 E Sturtevant Ave	0.21mi	3/2.5	1,554 (-6%)	8mo	$268,000	$172	71
8758 E Sturtevant Ave	0.28mi	3/2.5	1,576 (-5%)	6mo	$312,610	$198	71
8199 W Sturtevant Ave	0.17mi	3/2.0	1,883 (+13%)	2mo	$319,000	$169	68
8058 W Sturtevant Ave	0.10mi	4/2.5 (+1)	1,822 (+10%)	8mo	$299,000	$164	66
8275 W Sturtevant Ave	0.20mi	4/2.5 (+1)	1,830 (+10%)	2mo	$305,000	$167	65
8780 E Sturtevant Ave	0.23mi	4/2.5 (+1)	1,830 (+10%)	6mo	$334,900	$183	61
8780 E Sturtevant Ave	0.27mi	4/2.5 (+1)	1,830 (+10%)	6mo	$334,900	$183	59
8816 E Sturtevant Ave	0.25mi	4/2.5 (+1)	1,882 (+13%)	6mo	$339,900	$181	54
8728 E Sturtevant Ave	0.23mi	4/2.5 (+1)	1,882 (+13%)	8mo	$339,900	$181	54
8794 E Sturtevant Ave	0.26mi	4/2.5 (+1)	1,882 (+13%)	6mo	$344,990	$183	53
8728 E Sturtevant Ave	0.29mi	4/2.5 (+1)	1,882 (+13%)	8mo	$339,900	$181	51
8785 E Sturtevant Ave	0.23mi	4/2.5 (+1)	1,910 (+15%)	9mo	$310,215	$162	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-55,489
• Equity at exit: $46,140

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-55,092
• Equity at exit: $26,755

Cash invested: $86,646 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 9 under contract
• Months of supply: 14.5 mo (7%/mo absorbed)
• Median asking: $335,900 ($184/sqft)
• Median days on market: 526 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49083

• Active inventory: 153
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,623
• Tax est. 1.5%: −$387 /mo · $4,642/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-85

Break-even live

Break-even rent $2,707

Max offer price $297,217

Occupancy floor 98%

Sensitivity live

Price	-10% $129	-5% $22	+0% $-85	+5% $-191	+10% $-298
Rent	-10% $-290	-5% $-187	+0% $-85	+5% $18	+10% $121
Rate	-1.0pp $71	-0.5pp $-6	base $-85	+0.5pp $-165	+1.0pp $-246

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: $77,362
• Closing costs: $9,283
• Club membership (one-time): —
• 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	93d	1	0.22mi

Listing history 50 events

1. 2026-08-08
   days on market $300,900 Active 526 DOM
2. 2026-08-07
   days on market $300,900 Active 525 DOM
3. 2026-08-06
   days on market $300,900 Active 524 DOM
4. 2026-08-05
   days on market $300,900 Active 523 DOM
5. 2026-08-04
   days on market $300,900 Active 522 DOM
6. 2026-08-03
   days on market $300,900 Active 521 DOM
7. 2026-07-31
   days on market $300,900 Active 518 DOM
8. 2026-07-29
   days on market $300,900 Active 516 DOM
9. 2026-07-27
   days on market $300,900 Active 514 DOM
10. 2026-07-25
    days on market $300,900 Active 512 DOM
11. 2026-07-24
    days on market $300,900 Active 511 DOM
12. 2026-07-23
    days on market $300,900 Active 510 DOM
13. 2026-07-22
    days on market $300,900 Active 509 DOM
14. 2026-07-21
    days on market $300,900 Active 508 DOM
15. 2026-07-18
    days on market $300,900 Active 505 DOM
16. 2026-07-16
    days on market $300,900 Active 503 DOM
17. 2026-07-16
    days on market $300,900 Active 502 DOM
18. 2026-07-14
    days on market $300,900 Active 501 DOM
19. 2026-07-13
    days on market $300,900 Active 500 DOM
20. 2026-07-12
    days on market $300,900 Active 499 DOM
21. 2026-07-11
    days on market $300,900 Active 498 DOM
22. 2026-07-10
    days on market $300,900 Active 497 DOM
23. 2026-07-09
    days on market $300,900 Active 496 DOM
24. 2026-07-08
    days on market $300,900 Active 495 DOM
25. 2026-07-07
    days on market $300,900 Active 494 DOM
26. 2026-07-06
    days on market $300,900 Active 493 DOM
27. 2026-07-05
    days on market $300,900 Active 492 DOM
28. 2026-07-04
    days on market $300,900 Active 491 DOM
29. 2026-07-03
    days on market $300,900 Active 490 DOM
30. 2026-07-02
    days on market $300,900 Active 489 DOM
31. 2026-07-01
    days on market $300,900 Active 488 DOM
32. 2026-06-30
    days on market $300,900 Active 487 DOM
33. 2026-06-29
    days on market $300,900 Active 486 DOM
34. 2026-06-28
    days on market $300,900 Active 485 DOM
35. 2026-06-28
    days on market $300,900 Active 484 DOM
36. 2026-06-27
    days on market $300,900 Active 483 DOM
37. 2026-06-25
    days on market $300,900 Active 481 DOM
38. 2026-06-23
    days on market $300,900 Active 479 DOM
39. 2026-06-21
    days on market $300,900 Active 478 DOM
40. 2026-06-18
    days on market $300,900 Active 475 DOM
41. 2026-06-17
    days on market $300,900 Active 474 DOM
42. 2026-06-16
    days on market $300,900 Active 473 DOM
43. 2026-06-15
    days on market $300,900 Active 472 DOM
44. 2026-06-14
    days on market $300,900 Active 470 DOM
45. 2026-06-13
    days on market $300,900 Active 469 DOM
46. 2026-06-10
    days on market $300,900 Active 467 DOM
47. 2026-06-09
    days on market $300,900 Active 466 DOM
48. 2026-06-08
    days on market $300,900 Active 465 DOM
49. 2026-06-07
    days on market $300,900 Active 464 DOM
50. 2026-06-03
    days on market $300,900 Active 460 DOM

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

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: −$17,334
• − Property taxes: −$4,642
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$9,002
• Taxable loss: −$6,317
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $502/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from minor updates to enhance its curb appeal and value.

Value-add opportunities

• Resale Painting exterior and interior walls — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — A well-maintained yard can attract more buyers ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Richland Elementary School Middle Gull Lake Middle School C- MI #138/493 Nat'l #3,953/14,009 High Gull Lake High School C- MI #109/713 Nat'l #4,461/17,239

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

B Composite livability gradescore 73/100

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

• County: Kalamazoo · 280,982 people
• City population: 8,110
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 8,110
• Household income: $111,604
• Rent vs Own: 7.2% rent · 92.8% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

+4.9% since first listed

2 events — show timeline

• 2025-09-04 Price Changed $300,900 Zillow
• 2025-03-01 Listed $286,900 Zillow