1684 Stonecrest Ave · Portage, MI 49002

$225,000

3 bd · 1.0 ba · 1,394 sqft · SingleFamily · 7 Days on market

Built 1953 9,453 sqft lot Est $209k · 8% over

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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 +18.0/30.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• ARV discount +4.1/15.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room.

Key facts

• Fully remodeled
• New plumbing
• Large corner lot

Tags

• LARGE CORNER LOT
• FULLY REMODELED
• NEW PLUMBING
• FULL ELECTRICAL REWIRE
• NEW DUCTWORK
• BRAND NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (15.0% below list).
• Recommended offer: $191k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Vicksburg Community Schools (suburban): math 42% / reading 56% proficiency, ranked #100 of 540 in MI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.3%/yr); 127 active listings in the ZIP; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 38y 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 $75k; list at $225k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,192 (15.0% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $209,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1684 Stonecrest Ave	0.00mi	3/1.0	1,394 (0%)	1mo	$225,000	$161	99
1729 Vickery Rd	0.52mi	3/1.0	1,386 (-1%)	3mo	$208,500	$150	72
10933 Portage Rd	0.14mi	3/1.5	1,248 (-10%)	6mo	$243,000	$195	69
10507 Wetherfield Dr W	0.68mi	3/1.0	1,368 (-2%)	10mo	$185,000	$135	56
2244 E T Ave	0.36mi	4/1.0 (+1)	1,600 (+15%)	5mo	$240,000	$150	49
2572 E T Ave	0.55mi	3/2.0	1,352 (-3%)	22mo	$175,000	$129	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-14,047
• Equity at exit: $33,548

10-year hold

• IRR: 8.5%
• Equity multiple: 1.78×
• Total profit: $49,277
• Equity at exit: $19,454

Cash invested: $63,000 (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 49002

• Rents YoY: 11.3%
• Active inventory: 127
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $195

Break-even live

Break-even rent $1,665

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $322	-5% $259	+0% $195	+5% $131	+10% $68
Rent	-10% $44	-5% $120	+0% $195	+5% $271	+10% $346
Rate	-1.0pp $308	-0.5pp $252	base $195	+0.5pp $137	+1.0pp $77

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-09
   status Pending 935-char remark

   Show marketing remark (1788 chars)

   Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room. The large unfinished basement features high ceilings and provides excellent potential for additional living space, along with plenty of storage. Step outside to enjoy the new back deck and spacious yard. An additional lot next door is also available for purchase at $30,000, offering even more possibilities for expansion or investment. Enjoy lake life just a short walk away with deeded access to Gourdneck Lake, a deep, clean all sports lake known for boating, swimming, and fishing, and connected to Hogsett Lake. You are also only minutes from Prairie View County Park, offering over 200 acres of recreation including trails, a beach, boat launch, playgrounds, and year round activities. This home offers the perfect blend of modern updates, location, and lifestyle, with easy access to the charm of nearby small towns and the amenities of Portage.

2. 2026-04-09
   status Pending 1788-char remark

   Show marketing remark (1788 chars)

   Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room. The large unfinished basement features high ceilings and provides excellent potential for additional living space, along with plenty of storage. Step outside to enjoy the new back deck and spacious yard. An additional lot next door is also available for purchase at $30,000, offering even more possibilities for expansion or investment. Enjoy lake life just a short walk away with deeded access to Gourdneck Lake, a deep, clean all sports lake known for boating, swimming, and fishing, and connected to Hogsett Lake. You are also only minutes from Prairie View County Park, offering over 200 acres of recreation including trails, a beach, boat launch, playgrounds, and year round activities. This home offers the perfect blend of modern updates, location, and lifestyle, with easy access to the charm of nearby small towns and the amenities of Portage.

3. 2026-04-09
   status Pending

   Show marketing remark (1788 chars)

   Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room. The large unfinished basement features high ceilings and provides excellent potential for additional living space, along with plenty of storage. Step outside to enjoy the new back deck and spacious yard. An additional lot next door is also available for purchase at $30,000, offering even more possibilities for expansion or investment. Enjoy lake life just a short walk away with deeded access to Gourdneck Lake, a deep, clean all sports lake known for boating, swimming, and fishing, and connected to Hogsett Lake. You are also only minutes from Prairie View County Park, offering over 200 acres of recreation including trails, a beach, boat launch, playgrounds, and year round activities. This home offers the perfect blend of modern updates, location, and lifestyle, with easy access to the charm of nearby small towns and the amenities of Portage.

4. 2026-04-02
   listed $225,000 Active 935-char remark

   Show marketing remark (1788 chars)

   Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room. The large unfinished basement features high ceilings and provides excellent potential for additional living space, along with plenty of storage. Step outside to enjoy the new back deck and spacious yard. An additional lot next door is also available for purchase at $30,000, offering even more possibilities for expansion or investment. Enjoy lake life just a short walk away with deeded access to Gourdneck Lake, a deep, clean all sports lake known for boating, swimming, and fishing, and connected to Hogsett Lake. You are also only minutes from Prairie View County Park, offering over 200 acres of recreation including trails, a beach, boat launch, playgrounds, and year round activities. This home offers the perfect blend of modern updates, location, and lifestyle, with easy access to the charm of nearby small towns and the amenities of Portage.

5. 2026-04-02
   listed $225,000 Active 1788-char remark

   Show marketing remark (1788 chars)

   Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room. The large unfinished basement features high ceilings and provides excellent potential for additional living space, along with plenty of storage. Step outside to enjoy the new back deck and spacious yard. An additional lot next door is also available for purchase at $30,000, offering even more possibilities for expansion or investment. Enjoy lake life just a short walk away with deeded access to Gourdneck Lake, a deep, clean all sports lake known for boating, swimming, and fishing, and connected to Hogsett Lake. You are also only minutes from Prairie View County Park, offering over 200 acres of recreation including trails, a beach, boat launch, playgrounds, and year round activities. This home offers the perfect blend of modern updates, location, and lifestyle, with easy access to the charm of nearby small towns and the amenities of Portage.

6. 2026-04-02
   listed $225,000 Active

   Show marketing remark (1788 chars)

   Move right in and enjoy this beautifully updated 3 bedroom, 1 bathroom home set on a large corner lot in a highly desirable location between Portage, Vicksburg, and Schoolcraft. This central setting offers excellent flexibility for school of choice while keeping you close to shopping, dining, and everyday conveniences. The home has been fully remodeled and is truly move in ready, with every major system already taken care of. Updates include all new plumbing, a full electrical rewire, new ductwork, a brand new furnace in 2025, new air conditioning being installed next week, and a water heater replaced in 2021. Inside, you will find fresh paint, new flooring throughout, a completely updated bathroom, and a modern kitchen featuring butcher block countertops and crisp cabinetry. The layout offers two bedrooms on the main floor, with a third bedroom or bonus space upstairs, perfect for a home office, guest area, or flex room. The large unfinished basement features high ceilings and provides excellent potential for additional living space, along with plenty of storage. Step outside to enjoy the new back deck and spacious yard. An additional lot next door is also available for purchase at $30,000, offering even more possibilities for expansion or investment. Enjoy lake life just a short walk away with deeded access to Gourdneck Lake, a deep, clean all sports lake known for boating, swimming, and fishing, and connected to Hogsett Lake. You are also only minutes from Prairie View County Park, offering over 200 acres of recreation including trails, a beach, boat launch, playgrounds, and year round activities. This home offers the perfect blend of modern updates, location, and lifestyle, with easy access to the charm of nearby small towns and the amenities of Portage.

7. 2025-12-15
   historical
8. 2025-10-22
   price $219,900
9. 2025-10-22
   price $219,900
10. 2025-10-22
    price $219,900
11. 2025-10-10
    listed $240,000 Active
12. 2025-10-10
    listed $240,000 Active
13. 2024-11-07
    soldstatus $75,000
14. 1988-06-06
    listed $38,900
15. 1988-06-06
    listed $38,900

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,982 · $165/mo
• Expected delta: +$1,483/yr (+$124/mo · 296.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $22,943
• − Mortgage interest: −$12,603
• − Property taxes: −$500
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,545
• Taxable loss: −$1,501
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $2,702/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: Vicksburg Community Schools
• NCES district ID: 2634950
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $59,299
• Composite: 42.79/100
• National rank: #3146
• State rank: #100 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): 19,737
• Household income: $73,647
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 462.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 9% Romanian 6% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -319.17%
• Current HPI: 219.4489
• Rent YoY: ▲ 11.29%
• 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

+478.4% since first listed

15 events — show timeline

• 2026-04-09 Pending — MiRealSource-MiMLS
• 2026-04-09 Pending — REALCOMP
• 2026-04-09 Pending — SW Michigan MLS
• 2026-04-02 Listed $225,000 SW Michigan MLS
• 2026-04-02 Listed $225,000 REALCOMP
• 2026-04-02 Listed $225,000 MiRealSource-MiMLS
• 2025-12-15 Listing Removed — MiRealSource-MiMLS
• 2025-10-22 Price Changed $219,900 MiRealSource-MiMLS
• 2025-10-22 Price Changed $219,900 REALCOMP
• 2025-10-22 Price Changed $219,900 SW Michigan MLS
• 2025-10-10 Listed $240,000 REALCOMP
• 2025-10-10 Listed $240,000 MiRealSource-MiMLS
• 2024-11-07 Sold (Public Records) $75,000 Public Records
• 1988-06-06 Listed $38,900 REALCOMP
• 1988-06-06 Listed $38,900 SW Michigan MLS

Property tax history

+19.8%/yr

Latest (2025): $500 · +157.4% YoY. Source: county tax records.