416 Bellevue Pl · Kalamazoo, MI 49007

$135,000

4 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 26 Days on market

Built 1905 3,485 sqft lot Est $149k · 10% 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 +28.1/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

Key facts

• Recently updated
• Ample parking
• Brand new washer

Tags

• SPACIOUS PROPERTY
• AMPLE PARKING
• RECENTLY UPDATED
• BRAND NEW STOVE
• BRAND NEW REFRIGERATOR
• BRAND NEW WASHER

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional style; Single family residence; Residential property
• Construction: Built in 1905; Wood siding construction
• Exterior features: Shingle roof; 0.08-acre lot

Interior

• Kitchen: Kitchen; Range; Refrigerator
• Bedrooms: Primary bedroom; Four additional bedrooms (Bedrooms 2–5)
• Bathrooms: 1 full bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Partial basement; 8 total rooms; Formal dining area; Recreation room; Den; Other flexible rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.2% 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; 5 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 $1,775/mo this rent would consume 54% 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 $933 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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 34y 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 $45k; list at $135k implies a 201% 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $149,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Oak St	0.26mi	4/2.0	1,540 (-1%)	2mo	$145,000	$94	81
517 Oak St	0.25mi	4/1.5	1,540 (-1%)	8mo	$110,000	$71	78
424 Oak St	0.21mi	5/2.0 (+1)	1,706 (+10%)	2mo	$160,000	$94	64
1009 Oak St	0.51mi	4/2.0	1,526 (-2%)	7mo	$141,000	$92	63
819 Oakland Dr	0.37mi	3/2.0 (-1)	1,510 (-3%)	7mo	$125,000	$83	63
819 Oak St	0.40mi	5/2.0 (+1)	1,674 (+8%)	2mo	$159,900	$96	58
115 Monroe St	0.46mi	3/1.5 (-1)	1,466 (-6%)	5mo	$243,000	$166	58
807 W Vine St	0.32mi	5/2.0 (+1)	1,732 (+11%)	4mo	$185,000	$107	54
726 Forest St	0.65mi	4/1.5	1,437 (-8%)	2mo	$133,000	$93	53
519 Walnut Ct	0.57mi	3/1.0 (-1)	1,344 (-14%)	1mo	$162,600	$121	45
1416 Forbes St	0.69mi	3/2.0 (-1)	1,704 (+10%)	7mo	$210,000	$123	37
514 Forest St	0.71mi	3/1.5 (-1)	1,323 (-15%)	6mo	$130,000	$98	30

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $46
• Equity at exit: $20,129

10-year hold

• IRR: 6.2%
• Equity multiple: 1.40×
• Total profit: $15,014
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$708
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $425

Break-even live

Break-even rent $1,237

Max offer price $135,000

Occupancy floor 71%

Sensitivity live

Price	-10% $501	-5% $463	+0% $425	+5% $387	+10% $349
Rent	-10% $285	-5% $355	+0% $425	+5% $495	+10% $565
Rate	-1.0pp $493	-0.5pp $459	base $425	+0.5pp $390	+1.0pp $354

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	22d	1	0.27mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	14d	12	0.39mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	22d	1	0.47mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	14d	1	0.96mi
2533 Redwood Ave Kalamazoo, MI	5.0	2.0	1433	$2,750	$1.92	22d	1	1.45mi

Listing history 36 events

1. 2026-05-06
   status Pending 637-char remark

   Show marketing remark (637 chars)

   Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

2. 2026-05-06
   status Pending 637-char remark

   Show marketing remark (637 chars)

   Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

3. 2026-05-06
   status Pending

   Show marketing remark (637 chars)

   Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

4. 2026-04-11
   listed $135,000 Active 637-char remark

   Show marketing remark (637 chars)

   Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

5. 2026-04-10
   listed $135,000 Active 637-char remark

   Show marketing remark (637 chars)

   Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

6. 2026-04-10
   listed $135,000 Active

   Show marketing remark (637 chars)

   Excellent Investment or Ideal Single-Family Home! This spacious property offers over 1,500 square feet of living space, featuring 4 bedrooms and ample parking with space for 4+ vehicles. Just minutes from Western Michigan University and Kalamazoo College, it's perfectly located for students or anyone who loves being close to the action. Recently updated with a brand new stove, refrigerator, washer, and dryer, and freshly painted inside and out. Enjoy the convenience of being near downtown Kalamazoo's vibrant attractions, including dining, theaters, parks, shopping, and festivals. This is a rare opportunity you won't want to miss!

7. 2026-02-20
   historical
8. 2026-02-19
   historical
9. 2025-11-05
   listed $135,000 Active
10. 2025-11-05
    listed $135,000 Active
11. 2025-01-13
    historical $1,315
12. 2025-01-09
    listed $1,315
13. 2025-01-09
    historical $1,315
14. 2024-11-04
    price $1,315
15. 2024-10-10
    listed $1,400
16. 2024-05-18
    historical $1,400
17. 2024-04-10
    listed $1,400
18. 2024-04-10
    historical $1,400
19. 2024-01-18
    listed $1,400
20. 2017-08-08
    soldstatus $44,900
21. 2017-08-08
    soldstatus $44,900
22. 2017-06-13
    listed $44,900
23. 2017-06-13
    listed $44,900
24. 2009-03-12
    soldstatus $17,000
25. 2009-03-12
    soldstatus $17,000
26. 2009-02-09
    listed $17,000
27. 2009-02-09
    listed $17,000
28. 2005-12-14
    soldstatus $80,000
29. 2005-11-18
    soldstatus $80,000
30. 2005-11-18
    soldstatus $80,000
31. 2005-08-01
    listed $85,000
32. 2005-08-01
    listed $85,000
33. 1993-02-01
    soldstatus $20,000
34. 1993-02-01
    soldstatus $20,000
35. 1992-10-25
    listed $22,500
36. 1992-10-25
    listed $22,500

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,297
• − Mortgage interest: −$7,562
• − Property taxes: −$2,554
• − Insurance: −$675
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$3,927
• Taxable income: $3,171
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $4,339/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

+500.0% since first listed

36 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — SW Michigan MLS
• 2026-04-11 Listed $135,000 REALCOMP
• 2026-04-10 Listed $135,000 SW Michigan MLS
• 2026-04-10 Listed $135,000 MiRealSource-MiMLS
• 2026-02-20 Listing Removed — MiRealSource-MiMLS
• 2026-02-19 Listing Removed — REALCOMP
• 2025-11-05 Listed $135,000 REALCOMP
• 2025-11-05 Listed $135,000 MiRealSource-MiMLS
• 2025-01-13 Rental Removed $1,315 SHOWMOJO
• 2025-01-09 Listed for Rent $1,315 SHOWMOJO
• 2025-01-09 Rental Removed $1,315 APPFOLIO
• 2024-11-04 Price Changed $1,315 APPFOLIO
• 2024-10-10 Listed for Rent $1,400 APPFOLIO
• 2024-05-18 Rental Removed $1,400 APPFOLIO
• 2024-04-10 Listed for Rent $1,400 APPFOLIO
• 2024-04-10 Rental Removed $1,400 APPFOLIO
• 2024-01-18 Listed for Rent $1,400 APPFOLIO
• 2017-08-08 Sold (MLS) $44,900 SW Michigan MLS
• 2017-08-08 Sold (MLS) $44,900 REALCOMP
• 2017-06-13 Listed $44,900 SW Michigan MLS
• 2017-06-13 Listed $44,900 REALCOMP
• 2009-03-12 Sold (MLS) $17,000 REALCOMP
• 2009-03-12 Sold (MLS) $17,000 SW Michigan MLS
• 2009-02-09 Listed $17,000 REALCOMP
• 2009-02-09 Listed $17,000 SW Michigan MLS
• 2005-12-14 Sold (Public Records) $80,000 Public Records
• 2005-11-18 Sold (MLS) $80,000 REALCOMP
• 2005-11-18 Sold (MLS) $80,000 SW Michigan MLS
• 2005-08-01 Listed $85,000 REALCOMP
• 2005-08-01 Listed $85,000 SW Michigan MLS
• 1993-02-01 Sold (MLS) $20,000 REALCOMP
• 1993-02-01 Sold (MLS) $20,000 SW Michigan MLS
• 1992-10-25 Listed $22,500 REALCOMP
• 1992-10-25 Listed $22,500 SW Michigan MLS

Property tax history

+7.0%/yr

Latest (2025): $2,554 · +29.8% YoY. Source: county tax records.