705 William St · Kalamazoo, MI 49007

$135,000

3 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 4 Days on market

Built 1927 5,793 sqft lot Est $145k · 7% 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 +25.3/30.0
• ARV discount +10.5/15.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• 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

Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

Key facts

• New two car garage
• 5,793 sq ft lot
• 2 garage spots

Tags

• REFINISHED HARDWOOD FLOORS
• PROFESSIONALLY SEALED BASEMENT
• NEW TWO CAR GARAGE
• QUICK HOP TO DOWNTOWN
• LA CRONE PARK AND PLAYGROUND

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available and connected; Electricity available; High-speed internet available
• Home design: Traditional-style single family residence; Built in 1927; One entry level
• Construction: Vinyl siding; Composition roof; Full basement (foundation present)
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Window treatments throughout; Seven total rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.0% 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; 11 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 $1,538/mo this rent would consume 47% 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 $933 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1927 — 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: 1.14% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $144,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Paterson St	0.31mi	3/2.0	1,486 (-4%)	1mo	$129,900	$87	77
1005 N Park St	0.33mi	4/1.5 (+1)	1,587 (+3%)	2mo	$131,500	$83	73
731 Mabel St	0.13mi	4/1.5 (+1)	1,386 (-10%)	1mo	$63,000	$45	71
302 W Frank St	0.45mi	3/1.5	1,465 (-5%)	0mo	$176,000	$120	71
1206 Summit Ave	0.44mi	3/1.5	1,500 (-3%)	7mo	$113,800	$76	69
816 Stuart Ave	0.28mi	3/1.0	1,716 (+11%)	0mo	$145,000	$84	66
1328 Krom St	0.63mi	4/2.0 (+1)	1,550 (+1%)	2mo	$145,900	$94	61
1349 Krom St	0.62mi	4/1.5 (+1)	1,612 (+5%)	1mo	$125,000	$78	58
1036 Denner St	0.53mi	4/1.5 (+1)	1,419 (-8%)	0mo	$221,000	$156	57
1018 N Rose St	0.48mi	4/2.0 (+1)	1,398 (-9%)	2mo	$135,000	$97	54
116 Martin St	0.69mi	4/2.0 (+1)	1,440 (-6%)	7mo	$190,000	$132	44
1416 Forbes St	0.73mi	3/2.0	1,704 (+11%)	7mo	$210,000	$123	41

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-6,815
• Equity at exit: $20,129

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,864
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$708
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $307

Break-even live

Break-even rent $1,150

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.01mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	20d	1	0.51mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.60mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.62mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	20d	1	0.70mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.94mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	20d	1	0.96mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	20d	1	0.98mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.21mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.25mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	20d	1	1.40mi

Listing history 13 events

1. 2026-05-11
   status Pending 705-char remark

   Show marketing remark (705 chars)

   Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

2. 2026-05-11
   status Pending 705-char remark

   Show marketing remark (705 chars)

   Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

3. 2026-05-11
   status Pending

   Show marketing remark (705 chars)

   Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

4. 2026-05-07
   listed $135,000 Active 705-char remark

   Show marketing remark (705 chars)

   Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

5. 2026-05-07
   listed $135,000 Active 705-char remark

   Show marketing remark (705 chars)

   Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

6. 2026-05-07
   listed $135,000 Active

   Show marketing remark (705 chars)

   Why rent when you could live in this well-furnished, move-in ready home? Traditionalcircular main floor layout features formal living and dining rooms, huge kitchen with all appliances, and convenient half bath. Upstairs you'll find three good-sized bedrooms and a very large family bath. Stairs and upper level feature beautifully refinishedhardwood floors. Roof, dishwasher and disposal, and water heater are all less than 8yrs old. Basement professionally sealed in 2022. Water softener and all new two cargarage 2024. Located on Kalamazoo's north side, a quick hop to downtown and westside amenities, with the beautiful La Crone Park and playground just across the street. Kalamazoo Promise qualified.

7. 2018-10-26
   soldstatus $70,000
8. 2018-09-20
   soldstatus $70,000
9. 2018-09-20
   soldstatus $70,000 Sold
10. 2018-08-02
    status Pending
11. 2018-07-30
    listed $75,000
12. 2018-07-30
    listed $75,000 Active
13. 2018-07-30
    listed $75,000

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$176/yr (+$15/mo · 10.2%)

ⓘ 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: $18,460
• − Mortgage interest: −$7,562
• − Property taxes: −$1,728
• − Insurance: −$675
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,927
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,298/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

+80.0% since first listed

13 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — SW Michigan MLS
• 2026-05-07 Listed $135,000 SW Michigan MLS
• 2026-05-07 Listed $135,000 MiRealSource-MiMLS
• 2026-05-07 Listed $135,000 REALCOMP
• 2018-10-26 Sold (Public Records) $70,000 Public Records
• 2018-09-20 Sold (MLS) $70,000 SW Michigan MLS
• 2018-09-20 Sold (MLS) $70,000 REALCOMP
• 2018-08-02 Pending — SW Michigan MLS
• 2018-07-30 Listed $75,000 MiRealSource-MiMLS
• 2018-07-30 Listed $75,000 SW Michigan MLS
• 2018-07-30 Listed $75,000 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $1,728 · +3.0% YoY. Source: county tax records.