836 West North St · Kalamazoo, MI 49007

$94,900

None bd · None ba · 2,643 sqft · MultiFamily public records · 72 Days on market

Built 1888 10,019 sqft lot ↓ 35% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Opportunities like this don't come around often. Just a block from Woodward Elementary in Kalamazoo, this historic Queen Anne offers over 4,000 sq ft above grade and has been fully taken down to the studs. Giving you a true blank canvas to build exactly what you want. Zoned for multi-family or commercial use, the layout and size lend themselves well to a potential 5-8 unit redevelopment. Whether you're planning income-producing rentals, student housing near WMU and Kalamazoo College, or a unique mixed-use concept, the groundwork is already done. With original character like a turret and wrap-around porch still intact, this is your chance to blend historic charm with modern design in a way that stands out and performs. A Hold Harmless must be signed prior to viewing the property.

Key facts

• 0.23 acre lot
• Built 1888
• Listed 72 days

Property features AI

Finance

• Other: Zoning: Light Industry
• Financial info: Tax annual amount available

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Phone available
• Home design: Residential income property; Multi-family
• Construction: Wood siding construction; Composition roof
• Exterior features: Corner lot; Directions: From W Kalamazoo Ave, turn N on Woodward Ave; property is on the northeast corner of Woodward and West North

Interior

• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 8 × 3-bed/3-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $7k ($82k/yr) — positive. Per door: $852/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 92.5% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $9,463/mo this rent would consume 289% 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 $656 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 $27k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y 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 $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 9.97% ✓
• Cap rate: 92.53%
• Cash-on-cash: 307.99%
• DSCR: 14.70
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $216,726
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Elm St	0.21mi	4/—	2,648 (+0%)	16mo	$150,000	$57	76
443 Stuart Ave Unit 1 and 2	0.25mi	4/—	2,571 (-3%)	16mo	$285,000	$111	71
412 Woodward Ave	0.21mi	5/2.0	2,718 (+3%)	21mo	$150,000	$55	68
412 Woodward Ave	0.21mi	5/2.0	2,718 (+3%)	21mo	$150,000	$55	68
807 Ferris Ct	0.28mi	4/4.0	2,720 (+3%)	23mo	$310,000	$114	63
206-208 Allen Blvd	0.41mi	4/2.0	2,706 (+2%)	21mo	$221,088	$82	60
206-208 Allen Blvd	0.41mi	4/—	2,706 (+2%)	21mo	$221,088	$82	60
316 Elm St	0.28mi	6/—	2,900 (+10%)	15mo	$252,200	$87	58
417 Oak St	0.69mi	4/3.0	2,482 (-6%)	2mo	$207,000	$83	56
420 Davis St	0.67mi	3/3.0	2,354 (-11%)	13mo	$187,920	$80	40
816 W Lovell St	0.62mi	4/4.0	2,424 (-8%)	24mo	$305,000	$126	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: —
• Equity multiple: 15.73×
• Total profit: $391,398
• Equity at exit: $14,150

10-year hold

• IRR: —
• Equity multiple: 30.86×
• Total profit: $793,543
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $9,463 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,987
• Net cashflow: $6,820

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 23%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	3	3	$9,464
Total (8 units)			$9,463

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.27mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.82mi

Listing history 50 events

1. 2026-06-18
   days on market $94,900 Active 72 DOM
2. 2026-06-17
   days on market $94,900 Active 71 DOM
3. 2026-06-16
   days on market $94,900 Active 70 DOM
4. 2026-06-15
   days on market $94,900 Active 69 DOM
5. 2026-06-14
   days on market $94,900 Active 67 DOM
6. 2026-06-13
   days on market $94,900 Active 66 DOM
7. 2026-06-10
   days on market $94,900 Active 64 DOM
8. 2026-06-09
   days on market $94,900 Active 63 DOM
9. 2026-06-08
   days on market $94,900 Active 62 DOM
10. 2026-06-07
    days on market $94,900 Active 61 DOM
11. 2026-06-05
    days on market $94,900 Active 58 DOM
12. 2026-06-03
    days on market $94,900 Active 57 DOM
13. 2026-06-02
    days on market $94,900 Active 56 DOM
14. 2026-06-01
    days on market $94,900 Active 55 DOM
15. 2026-05-31
    days on market $94,900 Active 54 DOM
16. 2026-05-30
    days on market $94,900 Active 53 DOM
17. 2026-04-07
    listed $94,900 Active

    Show marketing remark (789 chars)

    Opportunities like this don't come around often. Just a block from Woodward Elementary in Kalamazoo, this historic Queen Anne offers over 4,000 sq ft above grade and has been fully taken down to the studs. Giving you a true blank canvas to build exactly what you want. Zoned for multi-family or commercial use, the layout and size lend themselves well to a potential 5-8 unit redevelopment. Whether you're planning income-producing rentals, student housing near WMU and Kalamazoo College, or a unique mixed-use concept, the groundwork is already done. With original character like a turret and wrap-around porch still intact, this is your chance to blend historic charm with modern design in a way that stands out and performs. A Hold Harmless must be signed prior to viewing the property.

18. 2026-04-07
    listed $94,900 Active 789-char remark

    Show marketing remark (789 chars)

    Opportunities like this don't come around often. Just a block from Woodward Elementary in Kalamazoo, this historic Queen Anne offers over 4,000 sq ft above grade and has been fully taken down to the studs. Giving you a true blank canvas to build exactly what you want. Zoned for multi-family or commercial use, the layout and size lend themselves well to a potential 5-8 unit redevelopment. Whether you're planning income-producing rentals, student housing near WMU and Kalamazoo College, or a unique mixed-use concept, the groundwork is already done. With original character like a turret and wrap-around porch still intact, this is your chance to blend historic charm with modern design in a way that stands out and performs. A Hold Harmless must be signed prior to viewing the property.

19. 2026-04-01
    historical
20. 2026-03-31
    historical
21. 2026-03-27
    price $109,900
22. 2026-03-27
    price $109,900
23. 2026-02-20
    price $119,900
24. 2026-02-19
    price $119,900
25. 2025-10-29
    price $149,999
26. 2025-10-28
    price $149,999
27. 2025-10-27
    historical
28. 2025-09-29
    listed $160,000 Active
29. 2025-09-29
    listed $160,000 Active
30. 2025-09-25
    historical
31. 2025-08-15
    price $175,000
32. 2025-08-14
    price $175,000
33. 2025-06-09
    listed $190,000 Active
34. 2025-06-08
    listed $190,000 Active
35. 2024-01-31
    soldstatus $75,000 Sold
36. 2024-01-31
    soldstatus $75,000 Sold
37. 2024-01-31
    soldstatus $75,000 Closed
38. 2024-01-24
    status Pending
39. 2024-01-24
    status Pending
40. 2024-01-24
    status Pending
41. 2024-01-20
    price $109,900
42. 2024-01-20
    price $109,900
43. 2024-01-19
    price $109,900
44. 2024-01-06
    price $114,900
45. 2024-01-06
    price $114,900
46. 2024-01-05
    price $114,900
47. 2023-12-21
    price $119,900
48. 2023-12-21
    price $119,900
49. 2023-12-21
    price $119,900
50. 2023-09-11
    listed $124,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $113,556
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$9,084
• − Management: −$9,084
• − Depreciation: −$2,761
• Taxable income: $85,412
• Est. tax owed @ 24.0%: −$20,499
• After-tax cash flow: $61,340/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

-34.6% since first listed

47 events — show timeline

• 2026-04-07 Listed $94,900 REALCOMP
• 2026-04-07 Listed $94,900 MiRealSource-MiMLS
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-27 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-27 Price Changed $109,900 REALCOMP
• 2026-02-20 Price Changed $119,900 MiRealSource-MiMLS
• 2026-02-19 Price Changed $119,900 REALCOMP
• 2025-10-29 Price Changed $149,999 MiRealSource-MiMLS
• 2025-10-28 Price Changed $149,999 REALCOMP
• 2025-10-27 Listing Removed — REALCOMP
• 2025-09-29 Listed $160,000 REALCOMP
• 2025-09-29 Listed $160,000 MiRealSource-MiMLS
• 2025-09-25 Listing Removed — MiRealSource-MiMLS
• 2025-08-15 Price Changed $175,000 MiRealSource-MiMLS
• 2025-08-14 Price Changed $175,000 REALCOMP
• 2025-06-09 Listed $190,000 REALCOMP
• 2025-06-08 Listed $190,000 MiRealSource-MiMLS
• 2024-01-31 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-01-31 Sold (MLS) $75,000 SW Michigan MLS
• 2024-01-31 Sold (MLS) $75,000 REALCOMP
• 2024-01-24 Pending — REALCOMP
• 2024-01-24 Pending — MiRealSource-MiMLS
• 2024-01-24 Pending — SW Michigan MLS
• 2024-01-20 Price Changed $109,900 MiRealSource-MiMLS
• 2024-01-20 Price Changed $109,900 REALCOMP
• 2024-01-19 Price Changed $109,900 SW Michigan MLS
• 2024-01-06 Price Changed $114,900 MiRealSource-MiMLS
• 2024-01-06 Price Changed $114,900 REALCOMP
• 2024-01-05 Price Changed $114,900 SW Michigan MLS
• 2023-12-21 Price Changed $119,900 MiRealSource-MiMLS
• 2023-12-21 Price Changed $119,900 REALCOMP
• 2023-12-21 Price Changed $119,900 SW Michigan MLS
• 2023-09-11 Listed $124,900 MiRealSource-MiMLS
• 2023-09-11 Listed $124,900 SW Michigan MLS
• 2023-09-11 Listed $124,900 REALCOMP
• 2021-03-29 Sold (Public Records) $105,000 Public Records
• 2016-11-04 Sold (MLS) $127,000 SW Michigan MLS
• 2016-11-04 Sold (MLS) $127,000 REALCOMP
• 2016-10-17 Pending — SW Michigan MLS
• 2016-10-10 Price Changed $145,000 SW Michigan MLS
• 2016-08-09 Price Changed $150,000 SW Michigan MLS
• 2016-07-29 Price Changed $155,000 SW Michigan MLS
• 2016-07-29 Relisted — SW Michigan MLS
• 2016-04-20 Pending — SW Michigan MLS
• 2016-03-07 Listed $160,000 SW Michigan MLS
• 2016-03-06 Listed $145,000 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $6,215 · +40.2% YoY. Source: county tax records.