1337 N Edwards St · Kalamazoo, MI 49007

$90,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 95 Days on market

Built 1900 0.33 ac lot Est $128k · 30% under ↓ 25% since listing

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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

~Endless Potential on a Rare Triple Parcel~ | This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

Key facts

• 0.33 acre lot
• Built 1900
• Listed 95 days

Property features AI

Exterior

• Home design: Traditional-style single family residence; Public water
• Construction: Built in 1900; Aluminum siding
• Exterior features: Sidewalk

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: 8 total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,588/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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.11%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $127,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 N Rose St	0.28mi	4/2.0 (+1)	1,398 (-2%)	2mo	$135,000	$97	74
1328 Krom St	0.04mi	4/2.0 (+1)	1,550 (+9%)	2mo	$145,900	$94	72
116 Martin St	0.24mi	4/2.0 (+1)	1,440 (+1%)	7mo	$190,000	$132	72
410 W Paterson St	0.35mi	3/2.0	1,486 (+5%)	1mo	$129,900	$87	71
302 W Frank St	0.46mi	3/1.5	1,465 (+3%)	0mo	$176,000	$120	71
1349 Krom St	0.06mi	4/1.5 (+1)	1,612 (+14%)	1mo	$125,000	$78	67
731 Mabel St	0.72mi	4/1.5 (+1)	1,386 (-2%)	1mo	$63,000	$45	54
608 W Ransom St	0.75mi	3/1.0	1,464 (+3%)	8mo	$111,900	$76	53
1005 N Park St	0.41mi	4/1.5 (+1)	1,587 (+12%)	2mo	$131,500	$83	52
708 Harrison St	0.55mi	4/1.0 (+1)	1,248 (-12%)	4mo	$112,000	$90	46
534 Lulu St	0.53mi	4/1.0 (+1)	1,224 (-14%)	3mo	$55,000	$45	45
1010 Cobb Ave	0.72mi	4/1.0 (+1)	1,331 (-6%)	9mo	$167,000	$125	43

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: 23.8%
• Equity multiple: 1.94×
• Total profit: $23,705
• Equity at exit: $13,419

10-year hold

• IRR: 29.7%
• Equity multiple: 3.30×
• Total profit: $57,948
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$472
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $674

Break-even live

Break-even rent $735

Max offer price $90,000

Occupancy floor 53%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	21d	1	0.38mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.60mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.70mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.86mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	0.88mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	21d	1	0.93mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.96mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.97mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	21d	1	1.08mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	1.10mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	1.15mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	1.17mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.27mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,390	$1.52	13d	13	1.38mi

Listing history 25 events

1. 2026-06-15
   statusdays on market $90,000 Pending 95 DOM
2. 2026-06-14
   days on market $90,000 Active 94 DOM
3. 2026-06-13
   days on market $90,000 Active 93 DOM
4. 2026-06-10
   days on market $90,000 Active 91 DOM
5. 2026-06-09
   days on market $90,000 Active 90 DOM
6. 2026-06-08
   days on market $90,000 Active 89 DOM
7. 2026-06-07
   days on market $90,000 Active 88 DOM
8. 2026-06-05
   days on market $90,000 Active 85 DOM
9. 2026-06-03
   days on market $90,000 Active 84 DOM
10. 2026-06-02
    days on market $90,000 Active 83 DOM
11. 2026-06-01
    days on market $90,000 Active 82 DOM
12. 2026-05-31
    days on market $90,000 Active 81 DOM
13. 2026-05-30
    days on market $90,000 Active 80 DOM
14. 2026-05-07
    price $90,000 740-char remark

    Show marketing remark (740 chars)

    ~Endless Potential on a Rare Triple Parcel~ | This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

15. 2026-05-06
    price $90,000 745-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

16. 2026-05-06
    price $90,000

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

17. 2026-04-12
    price $110,000 740-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

18. 2026-04-12
    price $110,000 745-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

19. 2026-04-12
    price $110,000

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

20. 2026-03-20
    price $114,500 740-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

21. 2026-03-20
    price $114,500 745-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

22. 2026-03-20
    price $114,500

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

23. 2026-03-11
    listed $120,000 Active 740-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

24. 2026-03-11
    listed $120,000 Active 745-char remark

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

25. 2026-03-11
    listed $120,000 Active

    Show marketing remark (745 chars)

    ~Endless Potential on a Rare Triple Parcel~ \ This long-standing family home sits on a rare triple-parcel offering, with two additional lots included--one on each side of house--providing extra space, privacy, and future possibilities. Full of character and history, this home is packed with options making it a perfect canvas for investors, renovators, or buyers with vision. With so much land and potential this property is truly one-of-a-kind. Whether you're looking to renovate, expand, or reimagine, the room for growth is endless. A remarkable investor's delight combining space, history, and possibility in one exceptional package. Schedule your tour today! Buyer to verify all information, including measurements and parcel details.

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$268/yr (+$22/mo · 31.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 14% 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: $19,056
• − Mortgage interest: −$5,041
• − Property taxes: −$850
• − Insurance: −$450
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$2,618
• Taxable income: $7,048
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $6,400/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

-25.0% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $90,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $90,000 REALCOMP
• 2026-05-06 Price Changed $90,000 SW Michigan MLS
• 2026-04-12 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-12 Price Changed $110,000 REALCOMP
• 2026-04-12 Price Changed $110,000 SW Michigan MLS
• 2026-03-20 Price Changed $114,500 MiRealSource-MiMLS
• 2026-03-20 Price Changed $114,500 REALCOMP
• 2026-03-20 Price Changed $114,500 SW Michigan MLS
• 2026-03-11 Listed $120,000 SW Michigan MLS
• 2026-03-11 Listed $120,000 REALCOMP
• 2026-03-11 Listed $120,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $850 · +3.0% YoY. Source: county tax records.