711 Cobb Ave · Kalamazoo, MI 49007

$119,900

2 bd · 1.0 ba · 853 sqft · SingleFamily public records · 7 Days on market

Built 1917 2,788 sqft lot Est $126k · 5% under

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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 +17.4/30.0
• ARV discount +9.8/15.0
• DSCR +5.4/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• 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 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

Key facts

• Manageable yard
• Functional layout
• Easy access to parks

Tags

• FUNCTIONAL LAYOUT
• MANAGEABLE YARD
• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO PARKS
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $115k (4.0% below list).
• Recommended offer: $115k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.5% 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; 22 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 35% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,083 (4.0% below list)

Questions for the listing agent

1. Built in 1917 — 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: 0.96% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $126,244
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Hawley St	0.22mi	2/1.0	900 (+6%)	6mo	$112,000	$124	76
1127 Woodward Ave	0.32mi	2/1.0	886 (+4%)	16mo	$132,500	$150	65
1119 Woodward Ave	0.30mi	2/1.0	918 (+8%)	19mo	$132,400	$144	58
1311 Blakeslee St	0.44mi	2/1.0	780 (-9%)	11mo	$139,900	$179	56
636 Mabel St	0.22mi	3/1.5 (+1)	958 (+12%)	9mo	$118,900	$124	55
1455 W North St	0.61mi	2/1.0	796 (-7%)	7mo	$142,000	$178	55
1444 Jefferson Ave	0.59mi	2/1.0	900 (+6%)	13mo	$133,000	$148	52
925 N Church St	0.48mi	3/1.0 (+1)	958 (+12%)	3mo	$53,000	$55	50
311 Bessie St	0.61mi	3/1.0 (+1)	900 (+6%)	10mo	$70,000	$78	49
1437 W North St	0.57mi	2/1.0	768 (-10%)	14mo	$135,000	$176	45
1434 Blakeslee St	0.58mi	2/1.0	750 (-12%)	20mo	$125,000	$167	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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-17,094
• Equity at exit: $17,877

10-year hold

• IRR: -11.9%
• Equity multiple: 0.39×
• Total profit: $-20,536
• 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: 8.7×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $89

Break-even live

Break-even rent $1,038

Max offer price $119,900

Occupancy floor 87%

Sensitivity live

Price	-10% $157	-5% $123	+0% $89	+5% $55	+10% $22
Rent	-10% $-1	-5% $44	+0% $89	+5% $135	+10% $180
Rate	-1.0pp $150	-0.5pp $120	base $89	+0.5pp $58	+1.0pp $27

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	22d	1	0.28mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	22d	1	0.29mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	22d	1	0.29mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	14d	1	0.30mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	14d	1	0.30mi
232 Woodward Ave Apt 1 Kalamazoo, MI	1.0	1.0	800	$1,199	$1.50	22d	1	0.32mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	22d	1	0.42mi
809 W Cedar St Unit 2 Kalamazoo, MI	1.0	1.0	600	$795	$1.32	22d	1	0.74mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	22d	1	0.80mi
266 E Michigan Ave Unit 402 Kalamazoo, MI	1.0	1.5	900	$1,895	$2.11	22d	1	0.85mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	22d	1	0.87mi
525 Sprague Ave Unit 1 Kalamazoo, MI	1.0	1.0	525	$810	$1.54	22d	1	0.94mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	14d	1	0.94mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	22d	1	0.95mi
136 S Berkley St Kalamazoo, MI	2.0	1.0	840	$1,195	$1.42	22d	1	0.96mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	14d	12	0.99mi
603 W Vine St Unit 4 Kalamazoo, MI	1.0	1.0	657	$875	$1.33	14d	1	0.99mi
620 Minor Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,075	$1.34	14d	1	1.11mi
515 Minor Ave Unit 2 Kalamazoo, MI	2.0	1.0	800	$1,125	$1.41	14d	1	1.15mi
513 Wheaton Ave Unit 2 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	14d	1	1.22mi
1320 S Westnedge Ave Unit 4 Kalamazoo, MI	1.0	1.0	550	$775	$1.41	22d	1	1.39mi
730 Pioneer St Unit 2 Kalamazoo, MI	2.0	1.0	870	$900	$1.03	14d	1	1.44mi

Listing history 28 events

1. 2026-04-27
   status Pending 780-char remark

   Show marketing remark (780 chars)

   Welcome to 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

2. 2026-04-27
   status Pending 780-char remark

   Show marketing remark (780 chars)

   Welcome to 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

3. 2026-04-27
   status Pending

   Show marketing remark (780 chars)

   Welcome to 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

4. 2026-04-20
   listed $119,900 Active 780-char remark

   Show marketing remark (780 chars)

   Welcome to 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

5. 2026-04-20
   listed $119,900 Active 780-char remark

   Show marketing remark (780 chars)

   Welcome to 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

6. 2026-04-20
   listed $119,900 Active

   Show marketing remark (780 chars)

   Welcome to 711 Cobb Avenue in Kalamazoo! This well maintained home offers a perfect blend of comfort, style, and convenience. Inside, you will find a functional layout with spacious living areas, great natural light, and finishes that make the home feel warm and inviting from the moment you walk in. The property has been well cared for and is truly move in ready. Outside, enjoy a manageable yard with space to relax or entertain. Located just minutes from downtown Kalamazoo, you will have easy access to local shops, restaurants, parks, and major roadways for a smooth commute. Whether you are looking for your next home or a solid investment, this property checks all the boxes. Don't miss your chance to make it yours call the Listing Agent to schedule a private tour today!

7. 2019-10-01
   soldstatus $59,000
8. 2019-10-01
   soldstatus $59,000 Sold
9. 2019-09-04
   status Pending
10. 2019-08-07
    price $60,000
11. 2019-08-07
    status Active
12. 2019-05-23
    status Pending
13. 2019-05-16
    listed $60,000
14. 2019-05-16
    listed $59,000 Active
15. 2019-05-16
    listed $60,000
16. 2016-05-25
    historical
17. 2016-03-11
    historical
18. 2016-03-11
    status Pending
19. 2016-03-08
    price $9,000
20. 2015-12-28
    price $18,000
21. 2015-11-26
    listed $40,000 Active
22. 2015-11-25
    listed $9,000
23. 2005-03-23
    soldstatus $32,000
24. 2005-03-23
    soldstatus $32,000
25. 2005-01-27
    listed $32,900
26. 2005-01-27
    listed $32,900
27. 1998-07-28
    listed $21,500
28. 1998-07-28
    listed $21,500

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$77/yr (+$6/mo · 4.6%)

ⓘ 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 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: $13,810
• − Mortgage interest: −$6,716
• − Property taxes: −$1,692
• − Insurance: −$600
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,488
• Taxable loss: −$895
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,288/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

+457.7% since first listed

28 events — show timeline

• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — SW Michigan MLS
• 2026-04-20 Listed $119,900 REALCOMP
• 2026-04-20 Listed $119,900 SW Michigan MLS
• 2026-04-20 Listed $119,900 MiRealSource-MiMLS
• 2019-10-01 Sold (MLS) $59,000 SW Michigan MLS
• 2019-10-01 Sold (MLS) $59,000 REALCOMP
• 2019-09-04 Pending — SW Michigan MLS
• 2019-08-07 Price Changed $60,000 SW Michigan MLS
• 2019-08-07 Relisted — SW Michigan MLS
• 2019-05-23 Pending — SW Michigan MLS
• 2019-05-16 Listed $60,000 MiRealSource-MiMLS
• 2019-05-16 Listed $59,000 SW Michigan MLS
• 2019-05-16 Listed $60,000 REALCOMP
• 2016-05-25 Listing Removed — REALCOMP
• 2016-03-11 Listing Removed — SW Michigan MLS
• 2016-03-11 Pending — SW Michigan MLS
• 2016-03-08 Price Changed $9,000 SW Michigan MLS
• 2015-12-28 Price Changed $18,000 SW Michigan MLS
• 2015-11-26 Listed $40,000 SW Michigan MLS
• 2015-11-25 Listed $9,000 REALCOMP
• 2005-03-23 Sold (MLS) $32,000 REALCOMP
• 2005-03-23 Sold (MLS) $32,000 SW Michigan MLS
• 2005-01-27 Listed $32,900 REALCOMP
• 2005-01-27 Listed $32,900 SW Michigan MLS
• 1998-07-28 Listed $21,500 SW Michigan MLS
• 1998-07-28 Listed $21,500 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $1,692 · +7.9% YoY. Source: county tax records.