704 Stuart Ave · Kalamazoo, MI 49007

$90,000

4 bd · 1.5 ba · 1,671 sqft · SingleFamily public records · 39 Days on market

Built 1912 4,356 sqft lot

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

Listing remarks MLS

Spacious 5 bedroom, 1.5 bath colonial offering over 2,300 sq. ft. of living space, full of timeless character and strong bones. Original hardwood floors, rich woodwork, exposed ceiling beams, built-in shelving, and charming glass-paneled doors highlight the home's classic appeal. Situated on a fully fenced corner lot with an oversized double wide driveway, this property offers both space and convenience. The fully finished third level adds approximately 700–900 sq. ft. of additional living space, featuring a private primary suite with its own living area, two oversized walk-in closets, new carpet, luxury vinyl plank flooring, fresh paint, drywall, and updated lighting creating a comfortable and private retreat. Recent updates include a newer roof (approx. 13 years), boiler and hot water heater (both within the last 6 years), with much of the cosmetic work already completed. The home is ready for final finishing touches. Ideally located just blocks from Kalamazoo College and Western Michigan University, near downtown Kalamazoo and public transportation, this property is well suited for a primary residence, rental, or investment opportunity. Strong rental potential with projected income around $2,500+ per month. Vacant and secured - boarded windows in place. Utilities are currently off; daytime showings are recommended, or bring a flashlight.

Key facts

• Glass-paneled doors
• Built-in shelving
• 4,356 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• EXPOSED CEILING BEAMS
• BUILT-IN SHELVING
• GLASS-PANELED DOORS
• FULLY FENCED CORNER LOT
• OVERSIZED DOUBLE WIDE DRIVEWAY

Property features AI

Finance

• Financial info: Annual tax amount listed (not included per instructions)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ground-level entry with steps; Above-grade finished area approximately 2,300 square feet
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (52 x 90)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified separately)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Dishwasher; Dryer; Free-standing gas range; Free-standing refrigerator; Washer; Unfinished basement
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$180,468) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.1% in Kalamazoo — 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 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $1,599/mo this rent would consume 49% 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 $622 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 + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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 $39k; list at $90k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.78% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.81%
• DSCR: 2.10
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $180,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Stuart Ave	0.12mi	3/1.0 (-1)	1,716 (+3%)	0mo	$145,000	$84	82
629 Jefferson Pl	0.26mi	5/2.0 (+1)	1,620 (-3%)	8mo	$165,000	$102	69
1416 Forbes St	0.40mi	3/2.0 (-1)	1,704 (+2%)	7mo	$210,000	$123	66
1005 N Park St	0.56mi	4/1.5	1,587 (-5%)	2mo	$131,500	$83	64
1206 Summit Ave	0.21mi	3/1.5 (-1)	1,500 (-10%)	7mo	$113,800	$76	62
424 Oak St	0.72mi	5/2.0 (+1)	1,706 (+2%)	2mo	$160,000	$94	54
1338 Summit Ave	0.34mi	5/2.0 (+1)	1,859 (+11%)	8mo	$199,900	$108	51
302 W Frank St	0.59mi	3/1.5 (-1)	1,465 (-12%)	0mo	$176,000	$120	47
115 Monroe St	0.52mi	3/1.5 (-1)	1,466 (-12%)	5mo	$243,000	$166	46
436 W Ransom St	0.45mi	3/2.0 (-1)	1,884 (+13%)	7mo	$206,000	$109	45
410 W Paterson St	0.64mi	3/2.0 (-1)	1,486 (-11%)	1mo	$129,900	$87	44
1431 Douglas Ave	0.62mi	3/1.0 (-1)	1,424 (-15%)	7mo	$162,900	$114	34

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: 14.5%
• Equity multiple: 1.56×
• Total profit: $14,014
• Equity at exit: $13,419

10-year hold

• IRR: 20.6%
• Equity multiple: 2.48×
• Total profit: $37,223
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$472
• Tax from tax record: −$233 /mo · $2,792/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $521

Break-even live

Break-even rent $939

Max offer price $90,000

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.33mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.33mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.43mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.90mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.04mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	2	1.46mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	13d	1	1.48mi

Listing history 34 events

1. 2026-06-02
   status $90,000 Pending 39 DOM
2. 2026-06-01
   days on market $90,000 Active 39 DOM
3. 2026-05-31
   days on market $90,000 Active 38 DOM
4. 2026-05-30
   days on market $90,000 Active 37 DOM
5. 2026-04-23
   listed $90,000 Active

   Show marketing remark (1381 chars)

   Spacious 5 bedroom, 1.5 bath colonial offering over 2,300 sq. ft. of living space, full of timeless character and strong bones. Original hardwood floors, rich woodwork, exposed ceiling beams, built-in shelving, and charming glass-paneled doors highlight the home's classic appeal. Situated on a fully fenced corner lot with an oversized double wide driveway, this property offers both space and convenience. The fully finished third level adds approximately 700–900 sq. ft. of additional living space, featuring a private primary suite with its own living area, two oversized walk-in closets, new carpet, luxury vinyl plank flooring, fresh paint, drywall, and updated lighting creating a comfortable and private retreat. Recent updates include a newer roof (approx. 13 years), boiler and hot water heater (both within the last 6 years), with much of the cosmetic work already completed. The home is ready for final finishing touches. Ideally located just blocks from Kalamazoo College and Western Michigan University, near downtown Kalamazoo and public transportation, this property is well suited for a primary residence, rental, or investment opportunity. Strong rental potential with projected income around $2,500+ per month. Vacant and secured - boarded windows in place. Utilities are currently off; daytime showings are recommended, or bring a flashlight.

6. 2026-04-23
   listed $90,000 Active 1381-char remark

   Show marketing remark (1381 chars)

   Spacious 5 bedroom, 1.5 bath colonial offering over 2,300 sq. ft. of living space, full of timeless character and strong bones. Original hardwood floors, rich woodwork, exposed ceiling beams, built-in shelving, and charming glass-paneled doors highlight the home's classic appeal. Situated on a fully fenced corner lot with an oversized double wide driveway, this property offers both space and convenience. The fully finished third level adds approximately 700–900 sq. ft. of additional living space, featuring a private primary suite with its own living area, two oversized walk-in closets, new carpet, luxury vinyl plank flooring, fresh paint, drywall, and updated lighting creating a comfortable and private retreat. Recent updates include a newer roof (approx. 13 years), boiler and hot water heater (both within the last 6 years), with much of the cosmetic work already completed. The home is ready for final finishing touches. Ideally located just blocks from Kalamazoo College and Western Michigan University, near downtown Kalamazoo and public transportation, this property is well suited for a primary residence, rental, or investment opportunity. Strong rental potential with projected income around $2,500+ per month. Vacant and secured - boarded windows in place. Utilities are currently off; daytime showings are recommended, or bring a flashlight.

7. 2025-03-01
   historical
8. 2025-03-01
   historical
9. 2025-01-16
   price $89,900
10. 2025-01-16
    price $89,900
11. 2024-11-29
    listed $95,000 Active
12. 2024-11-29
    listed $95,000 Active
13. 2022-05-25
    historical
14. 2016-07-13
    historical
15. 2016-07-13
    historical
16. 2016-02-19
    price $89,900
17. 2016-02-19
    price $98,900
18. 2016-02-19
    listed $93,100 Active
19. 2016-02-19
    listed $89,900
20. 2014-09-25
    historical
21. 2014-09-18
    historical
22. 2011-08-22
    soldstatus $38,900
23. 2011-08-22
    soldstatus $38,900
24. 2011-06-14
    listed $38,900
25. 2011-06-14
    listed $38,900
26. 2010-10-30
    historical
27. 2010-01-08
    listed $54,900
28. 2010-01-08
    listed $54,900
29. 2008-08-15
    historical
30. 2008-05-23
    listed $69,800
31. 2008-05-23
    listed $69,800
32. 2007-02-25
    historical
33. 2006-08-24
    listed $68,900
34. 2006-08-24
    listed $68,900

ⓘ 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: $2,792 · $233/mo
• Projected year-2 tax: $2,792 · $233/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $19,187
• − Mortgage interest: −$5,041
• − Property taxes: −$2,792
• − Insurance: −$450
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$2,618
• Taxable income: $5,216
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $5,001/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

+30.6% since first listed

30 events — show timeline

• 2026-04-23 Listed $90,000 REALCOMP
• 2026-04-23 Listed $90,000 MiRealSource-MiMLS
• 2025-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-03-01 Listing Removed — REALCOMP
• 2025-01-16 Price Changed $89,900 MiRealSource-MiMLS
• 2025-01-16 Price Changed $89,900 REALCOMP
• 2024-11-29 Listed $95,000 REALCOMP
• 2024-11-29 Listed $95,000 MiRealSource-MiMLS
• 2022-05-25 Listing Removed — REALCOMP
• 2016-07-13 Listing Removed — SW Michigan MLS
• 2016-07-13 Listing Removed — REALCOMP
• 2016-02-19 Price Changed $89,900 SW Michigan MLS
• 2016-02-19 Price Changed $98,900 SW Michigan MLS
• 2016-02-19 Listed $93,100 SW Michigan MLS
• 2016-02-19 Listed $89,900 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2011-08-22 Sold (MLS) $38,900 REALCOMP
• 2011-08-22 Sold (MLS) $38,900 SW Michigan MLS
• 2011-06-14 Listed $38,900 REALCOMP
• 2011-06-14 Listed $38,900 SW Michigan MLS
• 2010-10-30 Listing Removed — REALCOMP
• 2010-01-08 Listed $54,900 REALCOMP
• 2010-01-08 Listed $54,900 SW Michigan MLS
• 2008-08-15 Listing Removed — SW Michigan MLS
• 2008-05-23 Listed $69,800 SW Michigan MLS
• 2008-05-23 Listed $69,800 REALCOMP
• 2007-02-25 Listing Removed — REALCOMP
• 2006-08-24 Listed $68,900 REALCOMP
• 2006-08-24 Listed $68,900 SW Michigan MLS

Property tax history

+12.4%/yr

Latest (2025): $2,792 · +13.9% YoY. Source: county tax records.