1530 N Park St · Kalamazoo, MI 49007

$119,900

3 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 23 Days on market

Built 1924 5,532 sqft lot Est $107k · 12% 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two-story home offers 3 bedrooms and 1 full bath and is move in ready. The main level features a comfortable layout with a spacious living area, dining room, and kitchen, ideal for everyday living and entertaining. Upstairs, you'll find the three bedrooms along with the full bath, providing a practical and traditional floor plan. The flooring has been replaced throughout the home, and the walls have been freshly painted. A great opportunity for homeowners or investors looking for a move in ready home. Call to schedule a showing today!!

Key facts

• 5,532 sq ft lot
• Built 1924
• Listed 23 days

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Traditional style; Single-family residence; Residential property
• Construction: Built in 1924; Composition roof; Other construction materials
• Exterior features: Sidewalk; Paved road access

Interior

• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas connected
• Interior features: Eight total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 10 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).
• This rent runs 42% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 13 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.
• Current owner paid $24k; list at $120k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.15% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $106,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 N Park St	0.00mi	3/1.0	1,018 (0%)	0mo	$110,500	$109	100
1520 N Park St	0.02mi	3/1.0	1,000 (-2%)	12mo	$105,000	$105	86
610 Bosker Ave	0.24mi	2/1.0 (-1)	1,000 (-2%)	6mo	$37,000	$37	76
925 N Church St	0.42mi	3/1.0	958 (-6%)	3mo	$53,000	$55	68
311 Bessie St	0.17mi	3/1.0	900 (-12%)	10mo	$70,000	$78	64
636 Mabel St	0.50mi	3/1.5	958 (-6%)	9mo	$118,900	$124	57
1115 Woodward Ave	0.56mi	3/1.0	1,144 (+12%)	1mo	$103,000	$90	52
214 E Clay St	0.32mi	3/1.5	1,169 (+15%)	10mo	$70,000	$60	50
721 Elizabeth St	0.52mi	4/1.0 (+1)	1,126 (+11%)	8mo	$126,900	$113	47
716 Elizabeth St	0.50mi	4/1.5 (+1)	1,170 (+15%)	5mo	$65,000	$56	41
621 Ada St	0.65mi	2/1.0 (-1)	1,131 (+11%)	10mo	$133,000	$118	38
916 Hawley St	0.71mi	2/1.0 (-1)	900 (-12%)	6mo	$112,000	$124	38

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-5,151
• Equity at exit: $17,877

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $3,492
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$629
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $288

Break-even live

Break-even rent $1,016

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $355	-5% $322	+0% $288	+5% $254	+10% $220
Rent	-10% $179	-5% $233	+0% $288	+5% $342	+10% $397
Rate	-1.0pp $348	-0.5pp $318	base $288	+0.5pp $257	+1.0pp $225

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	14d	1	0.47mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	21d	1	0.67mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.91mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	14d	1	1.02mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	1.10mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	21d	1	1.10mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	1.10mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	1.11mi
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,379	$1.51	14d	1	1.37mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	21d	1	1.47mi

Listing history 24 events

1. 2026-05-05
   listed $119,900 Active

   Show marketing remark (555 chars)

   This charming two-story home offers 3 bedrooms and 1 full bath and is move in ready. The main level features a comfortable layout with a spacious living area, dining room, and kitchen, ideal for everyday living and entertaining. Upstairs, you'll find the three bedrooms along with the full bath, providing a practical and traditional floor plan. The flooring has been replaced throughout the home, and the walls have been freshly painted. A great opportunity for homeowners or investors looking for a move in ready home. Call to schedule a showing today!!

2. 2026-05-05
   listed $119,900 Active 555-char remark

   Show marketing remark (555 chars)

   This charming two-story home offers 3 bedrooms and 1 full bath and is move in ready. The main level features a comfortable layout with a spacious living area, dining room, and kitchen, ideal for everyday living and entertaining. Upstairs, you'll find the three bedrooms along with the full bath, providing a practical and traditional floor plan. The flooring has been replaced throughout the home, and the walls have been freshly painted. A great opportunity for homeowners or investors looking for a move in ready home. Call to schedule a showing today!!

3. 2026-05-05
   listed $119,900 Active 555-char remark

   Show marketing remark (555 chars)

   This charming two-story home offers 3 bedrooms and 1 full bath and is move in ready. The main level features a comfortable layout with a spacious living area, dining room, and kitchen, ideal for everyday living and entertaining. Upstairs, you'll find the three bedrooms along with the full bath, providing a practical and traditional floor plan. The flooring has been replaced throughout the home, and the walls have been freshly painted. A great opportunity for homeowners or investors looking for a move in ready home. Call to schedule a showing today!!

4. 2022-05-25
   historical
5. 2018-04-25
   soldstatus $24,000
6. 2018-04-25
   soldstatus $24,000 Sold
7. 2018-04-06
   status Pending
8. 2018-03-26
   price $24,900
9. 2018-02-23
   listed $24,900
10. 2018-02-23
    listed $29,900 Active
11. 2018-02-23
    listed $24,900
12. 2017-11-06
    historical
13. 2017-10-24
    historical
14. 2017-10-18
    status Active
15. 2017-09-29
    status Pending
16. 2017-08-09
    listed $29,900 Active
17. 2017-08-08
    listed $29,900
18. 1999-08-12
    soldstatus $40,953
19. 1999-08-12
    soldstatus $40,953
20. 1999-06-16
    listed $44,900
21. 1999-06-16
    listed $44,900
22. 1999-06-16
    historical
23. 1998-12-21
    listed $44,900
24. 1998-12-21
    listed $44,900

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: +$181/yr (+$15/mo · 12.2%)

ⓘ 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: $16,558
• − Mortgage interest: −$6,716
• − Property taxes: −$1,485
• − Insurance: −$600
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,488
• Taxable income: $1,620
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $3,062/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

+167.0% since first listed

24 events — show timeline

• 2026-05-05 Listed $119,900 MiRealSource-MiMLS
• 2026-05-05 Listed $119,900 REALCOMP
• 2026-05-05 Listed $119,900 SW Michigan MLS
• 2022-05-25 Listing Removed — REALCOMP
• 2018-04-25 Sold (MLS) $24,000 SW Michigan MLS
• 2018-04-25 Sold (MLS) $24,000 REALCOMP
• 2018-04-06 Pending — SW Michigan MLS
• 2018-03-26 Price Changed $24,900 SW Michigan MLS
• 2018-02-23 Listed $24,900 MiRealSource-MiMLS
• 2018-02-23 Listed $29,900 SW Michigan MLS
• 2018-02-23 Listed $24,900 REALCOMP
• 2017-11-06 Listing Removed — REALCOMP
• 2017-10-24 Listing Removed — SW Michigan MLS
• 2017-10-18 Relisted — SW Michigan MLS
• 2017-09-29 Pending — SW Michigan MLS
• 2017-08-09 Listed $29,900 SW Michigan MLS
• 2017-08-08 Listed $29,900 REALCOMP
• 1999-08-12 Sold (MLS) $40,953 REALCOMP
• 1999-08-12 Sold (MLS) $40,953 SW Michigan MLS
• 1999-06-16 Listing Removed — SW Michigan MLS
• 1999-06-16 Listed $44,900 REALCOMP
• 1999-06-16 Listed $44,900 SW Michigan MLS
• 1998-12-21 Listed $44,900 SW Michigan MLS
• 1998-12-21 Listed $44,900 REALCOMP

Property tax history

+2.6%/yr

Latest (2025): $1,485 · +2.1% YoY. Source: county tax records.