1214 Oak St · Kalamazoo, MI 49008

$139,900

3 bd · 1.5 ba · 1,239 sqft · SingleFamily public records · 128 Days on market

Built 1936 4,356 sqft lot Est $138k · at est.

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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 +15.5/30.0
• ARV discount +6.7/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• 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

This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

Key facts

• Park nearby
• Original stained oak
• 4,356 sq ft lot

Tags

• ORIGINAL STAINED OAK
• WALKING DISTANCE TO WMU
• CONVENIENT TO SHOPPING
• DIRECTLY ON BUS ROUTE
• PARK NEARBY

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Traditional single-family residence; Living area approximately 1,239
• Construction: Built in 1936; Brick and wood siding construction; Composition roof
• Exterior features: Sidewalk; Paved road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Storms, screens, and replacement windows; Full basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $56 ($678/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 $131k (6.5% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Zoned schools: Woods Lake Elementarya Magnet Center For The Arts (566 students, 86% FRL); Maple Street Magnet School For The Arts (math 75% / reading 75%, grade A, #8 of 493 statewide, top 3%, 860 students, 59% FRL); Loy Norrix High School (math 47% / reading 82%, grade B-, #46 of 713 statewide, top 7%, 1,771 students, 68% FRL).
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Kalamazoo Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.4%/yr); 119 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $137,529
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Forest St	0.11mi	3/1.5	1,323 (+7%)	6mo	$130,000	$98	78
1606 Merrill St	0.26mi	3/1.0	1,344 (+8%)	3mo	$291,000	$217	70
812 Wheaton Ave	0.19mi	3/1.0	1,334 (+8%)	9mo	$167,500	$126	69
515 Mccourtie St	0.15mi	4/2.0 (+1)	1,161 (-6%)	8mo	$165,500	$143	68
1411 Oak St	0.12mi	3/2.0	1,389 (+12%)	6mo	$79,900	$58	68
1018 Oak St	0.15mi	4/1.0 (+1)	1,137 (-8%)	6mo	$103,000	$91	67
1608 S Rose St	0.47mi	4/1.0 (+1)	1,272 (+3%)	10mo	$169,000	$133	58
124 W Maple St	0.64mi	3/1.5	1,298 (+5%)	9mo	$90,000	$69	55
519 Walnut Ct	0.63mi	3/1.0	1,344 (+8%)	1mo	$162,600	$121	54
825 Oakland Dr	0.40mi	3/1.0	1,070 (-14%)	6mo	$118,500	$111	52
213 W Belmont St	0.68mi	3/1.0	1,373 (+11%)	7mo	$53,000	$39	43
131 W Belmont St	0.69mi	3/1.0	1,374 (+11%)	11mo	$70,000	$51	39

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-19,818
• Equity at exit: $20,860

10-year hold

• IRR: -6.4%
• Equity multiple: 0.60×
• Total profit: $-15,649
• 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: 119
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$734
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $56

Break-even live

Break-even rent $1,237

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $136	-5% $96	+0% $56	+5% $17	+10% $-23
Rent	-10% $-47	-5% $5	+0% $56	+5% $108	+10% $160
Rate	-1.0pp $127	-0.5pp $92	base $56	+0.5pp $20	+1.0pp $-17

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Pioneer St Unit 2 Kalamazoo, MI	2.0	1.0	870	$900	$1.03	15d	1	0.15mi
515 Minor Ave Unit 2 Kalamazoo, MI	2.0	1.0	800	$1,125	$1.41	15d	1	0.21mi
620 Minor Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,075	$1.34	15d	1	0.22mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	15d	12	0.35mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	15d	1	0.48mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	23d	2	0.55mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	23d	1	0.90mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	23d	1	0.92mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	15d	1	1.01mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	23d	1	1.11mi
444 Garland St Apt 3 Kalamazoo, MI	2.0	1.0	850	$1,075	$1.26	15d	1	1.14mi
1315 Race St Kalamazoo, MI	2.0	1.0	826	$950	$1.15	15d	1	1.26mi
2725 S Burdick St Kalamazoo, MI	2.0	1.0	1000	$1,250	$1.25	15d	1	1.26mi
23 Ridgewood St Kalamazoo, MI	2.0	1.0	1100	$1,295	$1.18	23d	1	1.27mi
136 S Berkley St Kalamazoo, MI	2.0	1.0	840	$1,195	$1.42	23d	1	1.30mi
2843 S Burdick St Unit D Kalamazoo, MI	2.0	1.0	776	$895	$1.15	23d	1	1.35mi
611 Whites Rd Kalamazoo, MI	1.0–2.0	1.0	963	$1,449	$1.50	15d	4	1.36mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	23d	1	1.48mi

Listing history 19 events

1. 2026-05-01
   status Pending 463-char remark

   Show marketing remark (463 chars)

   This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

2. 2026-05-01
   status Pending 463-char remark

   Show marketing remark (463 chars)

   This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

3. 2026-05-01
   status Pending

   Show marketing remark (463 chars)

   This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

4. 2025-12-24
   listed $139,900 Active 463-char remark

   Show marketing remark (463 chars)

   This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

5. 2025-12-24
   listed $139,900 Active 463-char remark

   Show marketing remark (463 chars)

   This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

6. 2025-12-24
   listed $139,900 Active

   Show marketing remark (463 chars)

   This home has a lot of character from the trim, to the staircase- is all original stained oak. This home is very spacious. There is room for a large family or for students and their friends. It is within walking distance to WMU and not too far from K-College. It is convenient to shopping and downtown Kalamazoo, and lies directly on the bus route. Right around the corner is a park where the kids can play. Currently rented for $1300 per month through 4/30/2026.

7. 2014-04-04
   soldstatus $210,000
8. 2010-12-17
   soldstatus $29,000
9. 2010-12-17
   soldstatus $29,000
10. 2009-09-03
    listed $39,900
11. 2009-09-03
    listed $39,900
12. 2004-11-24
    soldstatus $98,000
13. 2004-11-24
    soldstatus $98,000
14. 2004-07-20
    listed $98,900
15. 2004-07-20
    listed $98,900
16. 1999-03-12
    soldstatus $55,000
17. 1999-03-12
    soldstatus $55,000
18. 1998-12-29
    listed $58,000
19. 1998-12-29
    listed $58,000

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,224 · $185/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 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: $15,703
• − Mortgage interest: −$7,837
• − Property taxes: −$2,224
• − Insurance: −$700
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,070
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,071/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

+141.2% since first listed

19 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2025-12-24 Listed $139,900 SW Michigan MLS
• 2025-12-24 Listed $139,900 MiRealSource-MiMLS
• 2025-12-24 Listed $139,900 REALCOMP
• 2014-04-04 Sold (Public Records) $210,000 Public Records
• 2010-12-17 Sold (MLS) $29,000 REALCOMP
• 2010-12-17 Sold (MLS) $29,000 SW Michigan MLS
• 2009-09-03 Listed $39,900 REALCOMP
• 2009-09-03 Listed $39,900 SW Michigan MLS
• 2004-11-24 Sold (MLS) $98,000 REALCOMP
• 2004-11-24 Sold (MLS) $98,000 SW Michigan MLS
• 2004-07-20 Listed $98,900 REALCOMP
• 2004-07-20 Listed $98,900 SW Michigan MLS
• 1999-03-12 Sold (MLS) $55,000 REALCOMP
• 1999-03-12 Sold (MLS) $55,000 SW Michigan MLS
• 1998-12-29 Listed $58,000 REALCOMP
• 1998-12-29 Listed $58,000 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $2,224 · +3.0% YoY. Source: county tax records.