11258 Greenfield Dr · Galesburg, MI 49053

$87,000

3 bd · 2.0 ba · 1,216 sqft · Other · 20 Days on market

Built 2020 Good condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home was built in 2020 and has been very well maintained. It offers 3 bedrooms and 2 full bathrooms, including a private en-suite bathroom located in the primary (master) bedroom. Each bedroom is equipped with its own closet, providing ample storage space. The kitchen is spacious and thoughtfully designed, featuring a central island, a dishwasher, and plenty of counter and cabinet space, making it both functional and ideal for everyday living or entertaining. In addition, the home includes a separate laundry room for added convenience. Overall, the home is in excellent condition and move-in ready.

Key facts

• Built 2020
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.5% in Galesburg — 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 66/100 on livability (#442 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools D, amenities F, commute F.
• Galesburg-Augusta Community Schools (rural): math 24% / reading 41% proficiency, ranked #321 of 540 in MI (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 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 $601 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $10,656
• Equity at exit: $12,972

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $41,206
• Equity at exit: $7,522

Cash invested: $24,360 (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 49053

• Home prices YoY: -30.2%
• Active inventory: 61
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $388

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 64%

Sensitivity live

Price	-10% $448	-5% $418	+0% $388	+5% $358	+10% $328
Rent	-10% $289	-5% $339	+0% $388	+5% $438	+10% $487
Rate	-1.0pp $432	-0.5pp $410	base $388	+0.5pp $366	+1.0pp $343

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $87,000 Active 20 DOM
2. 2026-06-18
   days on market $87,000 Active 19 DOM
3. 2026-06-17
   days on market $87,000 Active 18 DOM
4. 2026-06-17
   price $87,000 Active 17 DOM
5. 2026-06-16
   days on market $90,000 Active 17 DOM
6. 2026-06-15
   days on market $90,000 Active 16 DOM
7. 2026-06-14
   days on market $90,000 Active 14 DOM
8. 2026-06-13
   days on market $90,000 Active 13 DOM
9. 2026-06-10
   days on market $90,000 Active 11 DOM
10. 2026-06-09
    days on market $90,000 Active 10 DOM
11. 2026-06-08
    days on market $90,000 Active 9 DOM
12. 2026-06-07
    days on market $90,000 Active 8 DOM
13. 2026-06-03
    days on market $90,000 Active 4 DOM
14. 2026-06-02
    days on market $90,000 Active 3 DOM
15. 2026-06-01
    days on market $90,000 Active 2 DOM
16. 2026-05-31
    remarks 609-char remark
17. 2026-05-31
    listed $90,000 Active 1 DOM

ⓘ 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: $15,032
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,531
• Taxable income: $3,483
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $3,825/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 · 0 photos

Good 75/100 None rehab

This 2020-built home is in excellent condition and move-in ready, with no visible repairs or maintenance needed. It offers a spacious kitchen, private en-suite bathroom, and is well-maintained throughout.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value.
• Rental HVAC maintenance and tune-up — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value. ↑
• Rental HVAC maintenance and tune-up — Ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Galesburg-Augusta Community Schools
• NCES district ID: 2615450
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $49,604
• Composite: 28.17/100
• National rank: #6812
• State rank: #321 of 540 in MI

Livability — Galesburg

• Score: 66/100
• State rank: #442
• US rank: #12265

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galesburg, MI
• City population: 7,255
• Population (ZIP): 7,255

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 7% Romanian 5% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -100.13%
• Current HPI: 231.8503
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-31 Listed $90,000 FSBO.com