719 Mccourtie St · Kalamazoo, MI 49008

$159,900

4 bd · 1.5 ba · 1,340 sqft · SingleFamily public records · 34 Days on market

Built 1905 4,356 sqft lot Est $131k · 22% over

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Why this score? — see what drove the C- 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 719 McCourtie Ave in Kalamazoo! This city-certified home is approved through 6/28/28, offering added peace of mind for homeowners or investors alike. The property can be vacant at closing, making for a smooth and flexible transition. Appliances are included, even the washer and dryer located in the basement. Enjoy plenty of parking in the rear of the property along with a convenient location close to downtown, shopping, dining, and everyday amenities. Whether you're looking for a primary residence or investment opportunity, this property offers value, convenience, and potential!

Key facts

• Vacant at closing
• Washer and dryer
• Plenty of parking

Tags

• CITY CERTIFIED HOME
• APPROVED THROUGH 62828
• VACANT AT CLOSING
• INCLUDED APPLIANCES
• WASHER AND DRYER
• PLENTY OF PARKING

Property features AI

Exterior

• Home design: Traditional single-family residence; Residential property
• Construction: Built in 1905; Wood siding construction
• Exterior features: Lot roughly 0.1 acre

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 8 total rooms; Michigan-style basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 rising (+2.4%/yr); 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $131,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1606 Merrill St	0.15mi	3/1.0 (-1)	1,344 (+0%)	3mo	$291,000	$217	83
726 Forest St	0.09mi	4/1.5	1,437 (+7%)	2mo	$133,000	$93	82
514 Forest St	0.17mi	3/1.5 (-1)	1,323 (-1%)	6mo	$130,000	$98	80
1411 Oak St	0.07mi	3/2.0 (-1)	1,389 (+4%)	6mo	$79,900	$58	79
1317 John St	0.60mi	4/2.0	1,428 (+7%)	0mo	$187,000	$131	59
1820 Oakland Dr	0.70mi	3/1.5 (-1)	1,334 (-0%)	4mo	$205,000	$154	58
519 Walnut Ct	0.74mi	3/1.0 (-1)	1,344 (+0%)	1mo	$162,600	$121	57
1009 Oak St	0.27mi	4/2.0	1,526 (+14%)	7mo	$141,000	$92	56
213 W Belmont St	0.62mi	3/1.0 (-1)	1,373 (+2%)	6mo	$53,000	$39	54
612 Oak St	0.56mi	4/2.0	1,540 (+15%)	2mo	$145,000	$94	45
819 Oakland Dr	0.45mi	3/2.0 (-1)	1,510 (+13%)	7mo	$125,000	$83	45
2313 S Westnedge Ave	0.69mi	4/2.0	1,540 (+15%)	5mo	$240,000	$156	37

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,890
• Equity at exit: $23,842

10-year hold

• IRR: 4.9%
• Equity multiple: 1.35×
• Total profit: $15,632
• Equity at exit: $13,825

Cash invested: $44,772 (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 49008

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$839
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $315

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $405	-5% $360	+0% $315	+5% $270	+10% $224
Rent	-10% $173	-5% $244	+0% $315	+5% $386	+10% $457
Rate	-1.0pp $395	-0.5pp $356	base $315	+0.5pp $273	+1.0pp $231

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	14d	12	0.43mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	14d	1	0.51mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	0.96mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.97mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	1.15mi
2533 Redwood Ave Kalamazoo, MI	5.0	2.0	1433	$2,750	$1.92	21d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $159,900 Active 34 DOM
2. 2026-06-17
   days on market $159,900 Active 33 DOM
3. 2026-06-16
   days on market $159,900 Active 32 DOM
4. 2026-06-15
   days on market $159,900 Active 31 DOM
5. 2026-06-14
   days on market $159,900 Active 29 DOM
6. 2026-06-13
   days on market $159,900 Active 28 DOM
7. 2026-06-10
   days on market $159,900 Active 26 DOM
8. 2026-06-09
   days on market $159,900 Active 25 DOM
9. 2026-06-08
   days on market $159,900 Active 24 DOM
10. 2026-06-07
    days on market $159,900 Active 23 DOM
11. 2026-06-05
    days on market $159,900 Active 20 DOM
12. 2026-06-03
    days on market $159,900 Active 19 DOM
13. 2026-06-02
    days on market $159,900 Active 18 DOM
14. 2026-06-01
    days on market $159,900 Active 17 DOM
15. 2026-05-31
    days on market $159,900 Active 16 DOM
16. 2026-05-30
    days on market $159,900 Active 15 DOM
17. 2026-05-15
    listed $159,900 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome to 719 McCourtie Ave in Kalamazoo! This city-certified home is approved through 6/28/28, offering added peace of mind for homeowners or investors alike. The property can be vacant at closing, making for a smooth and flexible transition. Appliances are included, even the washer and dryer located in the basement. Enjoy plenty of parking in the rear of the property along with a convenient location close to downtown, shopping, dining, and everyday amenities. Whether you're looking for a primary residence or investment opportunity, this property offers value, convenience, and potential!

18. 2026-05-15
    listed $159,900 Active

    Show marketing remark (596 chars)

    Welcome to 719 McCourtie Ave in Kalamazoo! This city-certified home is approved through 6/28/28, offering added peace of mind for homeowners or investors alike. The property can be vacant at closing, making for a smooth and flexible transition. Appliances are included, even the washer and dryer located in the basement. Enjoy plenty of parking in the rear of the property along with a convenient location close to downtown, shopping, dining, and everyday amenities. Whether you're looking for a primary residence or investment opportunity, this property offers value, convenience, and potential!

19. 2026-05-15
    listed $159,900 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome to 719 McCourtie Ave in Kalamazoo! This city-certified home is approved through 6/28/28, offering added peace of mind for homeowners or investors alike. The property can be vacant at closing, making for a smooth and flexible transition. Appliances are included, even the washer and dryer located in the basement. Enjoy plenty of parking in the rear of the property along with a convenient location close to downtown, shopping, dining, and everyday amenities. Whether you're looking for a primary residence or investment opportunity, this property offers value, convenience, and potential!

20. 2022-05-25
    historical
21. 2022-05-25
    historical
22. 2022-04-06
    price $1,400
23. 2014-09-25
    historical
24. 2008-06-20
    soldstatus $30,000
25. 2008-06-20
    soldstatus $30,000
26. 2008-05-23
    listed $28,900
27. 2008-05-23
    listed $28,900
28. 2008-02-20
    historical
29. 2007-03-24
    listed $34,900
30. 2007-03-24
    listed $34,900
31. 2006-10-23
    historical
32. 2006-10-03
    soldstatus $123,000
33. 2006-07-13
    listed $129,900
34. 2006-07-13
    listed $129,900
35. 2006-07-01
    historical
36. 2005-12-29
    listed $69,900
37. 2005-12-29
    listed $69,900

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $2,431 · $203/mo
• Expected delta: +$32/yr (+$3/mo · 1.3%)

ⓘ 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 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: $21,569
• − Mortgage interest: −$8,957
• − Property taxes: −$2,399
• − Insurance: −$800
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$4,652
• Taxable income: $1,311
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,464/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): 16,137
• Household income: $74,943
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 513.0

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 (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 2% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -170.52%
• Current HPI: 230.6876
• Rent YoY: ▲ 2.41%
• 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

+128.8% since first listed

21 events — show timeline

• 2026-05-15 Listed $159,900 MiRealSource-MiMLS
• 2026-05-15 Listed $159,900 SW Michigan MLS
• 2026-05-15 Listed $159,900 REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2022-04-06 Price Changed $1,400 RENT.
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2008-06-20 Sold (MLS) $30,000 REALCOMP
• 2008-06-20 Sold (MLS) $30,000 SW Michigan MLS
• 2008-05-23 Listed $28,900 REALCOMP
• 2008-05-23 Listed $28,900 SW Michigan MLS
• 2008-02-20 Listing Removed — SW Michigan MLS
• 2007-03-24 Listed $34,900 SW Michigan MLS
• 2007-03-24 Listed $34,900 REALCOMP
• 2006-10-23 Listing Removed — SW Michigan MLS
• 2006-10-03 Sold (Public Records) $123,000 Public Records
• 2006-07-13 Listed $129,900 SW Michigan MLS
• 2006-07-13 Listed $129,900 REALCOMP
• 2006-07-01 Listing Removed — REALCOMP
• 2005-12-29 Listed $69,900 REALCOMP
• 2005-12-29 Listed $69,900 SW Michigan MLS

Property tax history

+0.9%/yr

Latest (2025): $2,399 · +8.2% YoY. Source: county tax records.