1216 N Park St · Kalamazoo, MI 49007

$105,000

4 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 34 Days on market

Built 1905 7,405 sqft lot Est $139k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to an exceptional investment opportunity that seamlessly blends comfort, convenience, and income potential. This duplex features two thoughtfully designed units, making it ideal for owner-occupants or savvy investors looking to grow their portfolio. The lower unit offers a spacious 3-bedroom, 1-bath layout filled with natural light and generous living space--perfect for everyday living and entertaining. The upper unit features a well-designed 2-bedroom, 1-bath floor plan with a cozy yet functional feel, offering great flow and inviting charm for tenants or extended living arrangements. Perfectly positioned just minutes from downtown, this property provides unbeatable access to public transportation, making commuting effortless. Enjoy the convenience of nearby grocery stores, restaurants, shopping, and everyday amenities--all within close reach. Adding to its value, the property is city certified through August 2027, providing peace of mind and confidence.

Key facts

• Natural light
• Two units
• Upper unit

Tags

• INVESTMENT OPPORTUNITY
• TWO UNITS
• LOWER UNIT
• UPPER UNIT
• NATURAL LIGHT
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Lot approximately 0.17 acres (49 x 150)
• Financial info: Two-unit income property with rents listed: $850 for the 2-bedroom unit and $1,050 for the 3-bedroom unit

Exterior

• Parking: 4 total parking spaces
• Utilities: Public water; Public sewer; Natural gas connected; Sewer available/connected
• Home design: Residential income property; Multi-family
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Bedrooms: Two-bedroom unit; Three-bedroom unit
• Bathrooms: One bathroom in the two-bedroom unit; One bathroom in the three-bedroom unit
• Heating & cooling: Natural gas heating; Steam heating
• Interior features: Has basement; Laundry located in basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $1,571/mo this rent would consume 48% 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 $726 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 36y ago; this cycle's ask has dropped $20k (16%) 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 $101,850 (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: 1.50% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $138,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 N Park St	0.14mi	4/1.5	1,587 (-0%)	2mo	$131,500	$83	89
1349 Krom St	0.28mi	4/1.5	1,612 (+1%)	1mo	$125,000	$78	82
1328 Krom St	0.28mi	4/2.0	1,550 (-3%)	2mo	$145,900	$94	80
410 W Paterson St	0.06mi	3/2.0 (-1)	1,486 (-7%)	1mo	$129,900	$87	80
403 Drexel Pl Pl	0.24mi	4/1.0	1,638 (+3%)	10mo	$130,000	$79	72
1018 N Rose St	0.17mi	4/2.0	1,398 (-12%)	2mo	$135,000	$97	70
302 W Frank St	0.27mi	3/1.5 (-1)	1,465 (-8%)	0mo	$176,000	$120	67
116 Martin St	0.41mi	4/2.0	1,440 (-10%)	7mo	$190,000	$132	59
731 Mabel St	0.40mi	4/1.5	1,386 (-13%)	1mo	$63,000	$45	56
816 Stuart Ave	0.59mi	3/1.0 (-1)	1,716 (+8%)	0mo	$145,000	$84	50
608 W Ransom St	0.48mi	3/1.0 (-1)	1,464 (-8%)	8mo	$111,900	$76	48
1111 Woodward Ave	0.47mi	3/1.0 (-1)	1,356 (-15%)	10mo	$137,000	$101	36

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: 7.0%
• Equity multiple: 1.26×
• Total profit: $7,738
• Equity at exit: $15,656

10-year hold

• IRR: 13.4%
• Equity multiple: 1.92×
• Total profit: $26,906
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $460

Break-even live

Break-even rent $989

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.37mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	20d	1	0.67mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.71mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	20d	1	0.88mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.33mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $105,000 Pending 34 DOM
2. 2026-06-05
   days on market $105,000 Active 32 DOM
3. 2026-06-03
   days on market $105,000 Active 31 DOM
4. 2026-06-02
   days on market $105,000 Active 30 DOM
5. 2026-06-01
   days on market $105,000 Active 29 DOM
6. 2026-05-31
   days on market $105,000 Active 28 DOM
7. 2026-05-30
   days on market $105,000 Active 27 DOM
8. 2026-05-03
   listed $125,000 Active

   Show marketing remark (977 chars)

   Welcome to an exceptional investment opportunity that seamlessly blends comfort, convenience, and income potential. This duplex features two thoughtfully designed units, making it ideal for owner-occupants or savvy investors looking to grow their portfolio. The lower unit offers a spacious 3-bedroom, 1-bath layout filled with natural light and generous living space--perfect for everyday living and entertaining. The upper unit features a well-designed 2-bedroom, 1-bath floor plan with a cozy yet functional feel, offering great flow and inviting charm for tenants or extended living arrangements. Perfectly positioned just minutes from downtown, this property provides unbeatable access to public transportation, making commuting effortless. Enjoy the convenience of nearby grocery stores, restaurants, shopping, and everyday amenities--all within close reach. Adding to its value, the property is city certified through August 2027, providing peace of mind and confidence.

9. 2026-05-03
   listed $125,000 Active 977-char remark

   Show marketing remark (977 chars)

   Welcome to an exceptional investment opportunity that seamlessly blends comfort, convenience, and income potential. This duplex features two thoughtfully designed units, making it ideal for owner-occupants or savvy investors looking to grow their portfolio. The lower unit offers a spacious 3-bedroom, 1-bath layout filled with natural light and generous living space--perfect for everyday living and entertaining. The upper unit features a well-designed 2-bedroom, 1-bath floor plan with a cozy yet functional feel, offering great flow and inviting charm for tenants or extended living arrangements. Perfectly positioned just minutes from downtown, this property provides unbeatable access to public transportation, making commuting effortless. Enjoy the convenience of nearby grocery stores, restaurants, shopping, and everyday amenities--all within close reach. Adding to its value, the property is city certified through August 2027, providing peace of mind and confidence.

10. 2014-10-17
    historical
11. 1990-10-26
    listed $19,900

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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: $18,852
• − Mortgage interest: −$5,882
• − Property taxes: −$2,241
• − Insurance: −$525
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,055
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,528/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

+528.1% since first listed

4 events — show timeline

• 2026-05-03 Listed $125,000 REALCOMP
• 2026-05-03 Listed $125,000 MiRealSource-MiMLS
• 2014-10-17 Listing Removed — SW Michigan MLS
• 1990-10-26 Listed $19,900 SW Michigan MLS

Property tax history

+22.4%/yr

Latest (2025): $2,241 · +2.3% YoY. Source: county tax records.