1403 Krom St · Kalamazoo, MI 49007

$195,500

4 bd · 2.5 ba · 0 sqft · SingleFamily public records · 3 Days on market

Built 2026 8,712 sqft lot

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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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly constructed home offering approximately 1,750 sq ft of total finished living space. This 4-bedroom, 2.5-bath home features a spacious kitchen with ample counter space and a full stainless steel appliance package. Large living room/dining room combination provides an open and functional layout ideal for everyday living and entertaining. The finished basement includes a 4th bedroom and full bath, offering flexible space for guests, home office, or additional living area. Attached 1-car garage adds convenience. Energy-efficient construction and modern finishes throughout. Income restrictions apply (≤80% AMI). Preference given to first-time buyers and those who have not owned a home within the past 3 years.

Key facts

• 8,712 sq ft lot
• Garage
• Built 2026

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electric water heater; Public water
• Home design: Traditional-style single family home; New construction (2026); Living area approximately 1,750
• Construction: Vinyl siding; Asphalt roof; Built in 2026
• Exterior features: Corner lot with sidewalk; Paved road access; Public water

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Screens on windows; Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (23.1% below list).
• Recommended offer: $150k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Kalamazoo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#141 in MI, #3,492 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.8%/yr); 77 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $1,503/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 816% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.

Recommended offer $150,265 (23.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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?
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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1349 Krom St	0.04mi	4/1.5	1,612	1mo	$125,000	$78	81
1328 Krom St	0.09mi	4/2.0	1,550	2mo	$145,900	$94	80
1018 N Rose St	0.31mi	4/2.0	1,398	2mo	$135,000	$97	70
410 W Paterson St	0.32mi	3/2.0 (-1)	1,486	1mo	$129,900	$87	65
1530 N Park St	0.27mi	3/1.0 (-1)	1,018	0mo	$110,500	$109	64
1005 N Park St	0.41mi	4/1.5	1,587	2mo	$131,500	$83	62
534 Lulu St	0.46mi	4/1.0	1,224	3mo	$55,000	$45	58
925 N Church St	0.38mi	3/1.0 (-1)	958	3mo	$53,000	$55	56
302 W Frank St	0.49mi	3/1.5 (-1)	1,465	0mo	$176,000	$120	56
731 Mabel St	0.70mi	4/1.5	1,386	1mo	$63,000	$45	50
625 Ada St	0.72mi	3/1.0 (-1)	1,202	1mo	$129,000	$107	42
1115 Woodward Ave	0.75mi	3/1.0 (-1)	1,144	1mo	$103,000	$90	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.15×
• Total profit: $-46,503
• Equity at exit: $29,150

10-year hold

• IRR: -35.7%
• Equity multiple: -0.29×
• Total profit: $-70,868
• Equity at exit: $16,903

Cash invested: $54,740 (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 49007

• Rents YoY: -0.8%
• Active inventory: 77
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$1,025
• Tax est. 1.5%: −$244 /mo · $2,932/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-164

Break-even live

Break-even rent $1,710

Max offer price $171,774

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-96	+0% $-164	+5% $-232	+10% $-299
Rent	-10% $-283	-5% $-223	+0% $-164	+5% $-105	+10% $-45
Rate	-1.0pp $-66	-0.5pp $-114	base $-164	+0.5pp $-215	+1.0pp $-266

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 N Park St Kalamazoo, MI	3.0	1.0	—	$1,200	—	14d	1	0.28mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	14d	1	0.61mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	14d	1	0.77mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.90mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	21d	1	0.99mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	1.09mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	1.11mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,390	$1.52	14d	13	1.48mi

Listing history 5 events

1. 2026-06-18
   days on market $195,500 Active 3 DOM
2. 2026-06-17
   days on market $195,500 Active 2 DOM
3. 2026-06-15
   status $195,500 Active 1 DOM
4. 2026-05-30
   remarks 696-char remark
5. 2026-05-30
   listed $195,500 Pending 1 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 2/10 Low 7 d/yr ≥100°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: $18,032
• − Mortgage interest: −$10,951
• − Property taxes: −$2,932
• − Insurance: −$978
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$5,687
• Taxable loss: −$5,402
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-671/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: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Kalamazoo

• Score: 76/100
• State rank: #141
• US rank: #3492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kalamazoo, MI
• County: Kalamazoo County · 224,317 people
• City population: 121,397
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 9,836
• Household income: $39,344
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 816.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Black 44% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Arabic 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: ▼ -68.80%
• Current HPI: 112.4973
• Rent YoY: ▼ -0.85%
• 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

+685.1% since first listed

10 events — show timeline

• 2026-05-29 Pending — SW Michigan MLS
• 2026-05-29 Listing Removed — REALCOMP
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-27 Listed $195,500 REALCOMP
• 2026-05-27 Listed $195,500 MiRealSource-MiMLS
• 2026-05-27 Listed $195,500 SW Michigan MLS
• 2022-05-25 Listing Removed — REALCOMP
• 2007-02-26 Listing Removed — SW Michigan MLS
• 2007-02-20 Listed $24,900 SW Michigan MLS
• 2007-02-20 Listed $24,900 REALCOMP