712 W Vine St · Kalamazoo, MI 49008

$139,900

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 84 Days on market

Built 1905 2,178 sqft lot Est $189k · 26% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

Key facts

• Vine neighborhood
• Historic
• Original woodwork

Tags

• HISTORIC
• ORIGINAL WOODWORK
• VINE NEIGHBORHOOD

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional-style single-family home; Built in 1905
• Construction: Wood siding; Composition/shingle roof
• Exterior features: Public water

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Eight total rooms; Full basement

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$189,123) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $967 of loan paydown is wiped out by about $4k 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 + 2.4% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 34y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.34% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $189,123
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Oak St	0.11mi	4/2.0 (+1)	1,540 (-2%)	2mo	$145,000	$94	86
1009 Oak St	0.19mi	4/2.0 (+1)	1,526 (-2%)	7mo	$141,000	$92	76
517 Oak St	0.18mi	4/1.5 (+1)	1,540 (-2%)	8mo	$110,000	$71	76
819 Oakland Dr	0.30mi	3/2.0	1,510 (-3%)	7mo	$125,000	$83	74
622 S Rose St	0.41mi	4/1.5 (+1)	1,526 (-2%)	8mo	$214,000	$140	63
212 Rose Pl	0.39mi	4/2.0 (+1)	1,496 (-4%)	10mo	$199,900	$134	61
726 Forest St	0.37mi	4/1.5 (+1)	1,437 (-8%)	2mo	$133,000	$93	61
1411 Oak St	0.47mi	3/2.0	1,389 (-11%)	6mo	$79,900	$58	55
519 Walnut Ct	0.41mi	3/1.0	1,344 (-14%)	1mo	$162,600	$121	53
812 Wheaton Ave	0.25mi	3/1.0	1,334 (-15%)	9mo	$167,500	$126	52
1317 John St	0.72mi	4/2.0 (+1)	1,428 (-9%)	0mo	$187,000	$131	47
1606 Merrill St	0.59mi	3/1.0	1,344 (-14%)	3mo	$291,000	$217	43

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $9,311
• Equity at exit: $20,860

10-year hold

• IRR: 15.0%
• Equity multiple: 2.18×
• Total profit: $46,297
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$734
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $519

Break-even live

Break-even rent $1,214

Max offer price $139,900

Occupancy floor 67%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	13d	12	0.12mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	21d	1	0.40mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	0.57mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.57mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.66mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.71mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.73mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	0.88mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	1.23mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	1.24mi

Listing history 44 events

1. 2026-06-18
   days on market $139,900 Active 84 DOM
2. 2026-06-17
   days on market $139,900 Active 83 DOM
3. 2026-06-16
   days on market $139,900 Active 82 DOM
4. 2026-06-15
   remarks 256-char remark
5. 2026-06-15
   price $139,900 Active 81 DOM
6. 2026-06-15
   days on market $143,900 Active 81 DOM
7. 2026-06-14
   days on market $143,900 Active 79 DOM
8. 2026-06-13
   days on market $143,900 Active 78 DOM
9. 2026-06-10
   days on market $143,900 Active 76 DOM
10. 2026-06-09
    days on market $143,900 Active 75 DOM
11. 2026-06-08
    days on market $143,900 Active 74 DOM
12. 2026-06-07
    days on market $143,900 Active 73 DOM
13. 2026-06-05
    remarks 246-char remark
14. 2026-06-05
    pricedays on market $143,900 Active 70 DOM
15. 2026-06-03
    days on market $144,900 Active 69 DOM
16. 2026-06-02
    days on market $144,900 Active 68 DOM
17. 2026-06-01
    days on market $144,900 Active 67 DOM
18. 2026-05-31
    days on market $144,900 Active 66 DOM
19. 2026-05-30
    pricedays on market $144,900 Active 65 DOM
20. 2026-05-13
    price $145,900 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

21. 2026-05-12
    price $145,900 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

22. 2026-05-12
    price $145,900

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

23. 2026-04-21
    status Active 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

24. 2026-04-21
    status Active 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

25. 2026-04-21
    status Active

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

26. 2026-03-15
    status Pending 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

27. 2026-03-15
    status Pending 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

28. 2026-03-15
    status Pending

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

29. 2026-02-17
    listed $149,900 Active 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

30. 2026-02-17
    listed $149,900 Active 220-char remark

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

31. 2026-02-17
    listed $149,900 Active

    Show marketing remark (220 chars)

    Great historic 4 bedroom 1.5 bath house in the heart of the Vine Neighborhood. Home has some of its original woodwork still intact. Property shares the driveway with adjacent home 708 Vine. Tenant moving at end of April.

32. 2014-09-15
    historical
33. 2014-09-15
    historical
34. 2014-04-04
    soldstatus $210,000
35. 2009-04-24
    historical
36. 2008-11-28
    listed $49,000
37. 2008-11-28
    listed $49,000
38. 2008-10-24
    historical
39. 2008-04-24
    listed $57,000
40. 2008-04-24
    listed $57,000
41. 1992-10-26
    soldstatus $33,000
42. 1992-10-26
    soldstatus $33,000
43. 1992-08-20
    listed $32,900
44. 1992-08-20
    listed $32,900

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,081 · $173/mo
• Expected delta: +$73/yr (+$6/mo · 3.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $22,456
• − Mortgage interest: −$7,837
• − Property taxes: −$2,008
• − Insurance: −$700
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,070
• Taxable income: $4,249
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $5,209/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

+343.5% since first listed

25 events — show timeline

• 2026-05-13 Price Changed $145,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $145,900 REALCOMP
• 2026-05-12 Price Changed $145,900 SW Michigan MLS
• 2026-04-21 Relisted — MiRealSource-MiMLS
• 2026-04-21 Relisted — REALCOMP
• 2026-04-21 Relisted — SW Michigan MLS
• 2026-03-15 Pending — MiRealSource-MiMLS
• 2026-03-15 Pending — REALCOMP
• 2026-03-15 Pending — SW Michigan MLS
• 2026-02-17 Listed $149,900 REALCOMP
• 2026-02-17 Listed $149,900 SW Michigan MLS
• 2026-02-17 Listed $149,900 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-04-04 Sold (Public Records) $210,000 Public Records
• 2009-04-24 Listing Removed — REALCOMP
• 2008-11-28 Listed $49,000 REALCOMP
• 2008-11-28 Listed $49,000 SW Michigan MLS
• 2008-10-24 Listing Removed — REALCOMP
• 2008-04-24 Listed $57,000 REALCOMP
• 2008-04-24 Listed $57,000 SW Michigan MLS
• 1992-10-26 Sold (MLS) $33,000 REALCOMP
• 1992-10-26 Sold (MLS) $33,000 SW Michigan MLS
• 1992-08-20 Listed $32,900 REALCOMP
• 1992-08-20 Listed $32,900 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $2,008 · +3.0% YoY. Source: county tax records.