416 Douglas Ave · Kalamazoo, MI 49007

$180,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 49 Days on market

Built 1885 8,712 sqft lot Est $162k · 11% over

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Why this score? — see what drove the F 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 +9.2/30.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled duplex within walking distance of Kalamazoo College. This property offers a great opportunity to live in one unit while renting the other. The main-floor unit features 2 bedrooms, a spacious living room, two entrances, great natural light, updated kitchen, new click-lock laminate flooring, fresh paint, and separate laundry. The upper unit is a larger 1-bedroom layout with its own updated kitchen and separate laundry. The exterior has also been freshly painted, and the property includes ample off-street parking plus a garage.

Key facts

• Remodeled duplex
• Separate laundry
• Updated kitchen

Tags

• REMODELED DUPLEX
• UPDATED KITCHEN
• SEPARATE LAUNDRY
• AMPLE OFF-STREET PARKING
• FRESHLY PAINTED EXTERIOR

Property features AI

Exterior

• Parking: Unpaved parking for 4 vehicles; Garage serving Unit A
• Utilities: Public water; Public sewer (sewer connected/available); Electricity connected; Natural gas connected
• Home design: Multi-family residential income property
• Construction: Wood siding construction; Approximately 1,348 total building area
• Exterior features: Composition roof; Paved road access on a public maintained road; Zoned Light Industry

Interior

• Bedrooms: Two-bedroom unit (Unit A) with separate heat system and garage; One-bedroom unit (Unit B)
• Bathrooms: One bathroom in the two-bedroom unit; One bathroom in the one-bedroom unit
• Heating & cooling: Forced air heating (natural gas); Wall furnace
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (18.2% below list).
• Recommended offer: $147k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 18 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).
• This rent runs 45% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 49 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,187 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $161,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Mabel St	0.46mi	4/1.5 (+1)	1,386 (+3%)	1mo	$63,000	$45	66
421 Hilbert St	0.43mi	3/2.0	1,241 (-8%)	1mo	$200,000	$161	66
115 Monroe St	0.34mi	3/1.5	1,466 (+9%)	5mo	$243,000	$166	63
502 N Berkley St	0.62mi	3/2.0	1,391 (+3%)	4mo	$230,000	$165	63
805 Hawley St	0.31mi	3/1.0	1,224 (-9%)	5mo	$115,000	$94	62
625 Ada St	0.40mi	3/1.0	1,202 (-11%)	1mo	$129,000	$107	59
1036 Denner St	0.54mi	4/1.5 (+1)	1,419 (+5%)	0mo	$221,000	$156	59
1206 Summit Ave	0.32mi	3/1.5	1,500 (+11%)	7mo	$113,800	$76	58
302 W Frank St	0.70mi	3/1.5	1,465 (+9%)	0mo	$176,000	$120	51
545 N Berkley St	0.66mi	3/1.5	1,170 (-13%)	1mo	$232,900	$199	44
716 Elizabeth St	0.54mi	4/1.5 (+1)	1,170 (-13%)	5mo	$65,000	$56	42
612 Oak St	0.70mi	4/2.0 (+1)	1,540 (+14%)	2mo	$145,000	$94	37

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: -25.2%
• Equity multiple: 0.17×
• Total profit: $-42,015
• Equity at exit: $26,839

10-year hold

• IRR: -35.1%
• Equity multiple: -0.27×
• Total profit: $-64,091
• Equity at exit: $15,563

Cash invested: $50,400 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$944
• Tax from tax record: −$279 /mo · $3,344/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-135

Break-even live

Break-even rent $1,643

Max offer price $156,177

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.21mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.27mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.28mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	0.30mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.53mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.87mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	0.87mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	0.99mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.02mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	21d	1	1.04mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	21d	1	1.10mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	1.11mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	1.17mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	2	1.37mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	13d	1	1.39mi
229 S Kendall Ave Kalamazoo, MI	4.0	2.0–2.5	1625	$1,560	$0.96	21d	7	1.43mi
207 N Kendall Ave Kalamazoo, MI	4.0	2.0	1655	$1,560	$0.94	13d	5	1.47mi
124 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	5	1.48mi

Listing history 39 events

1. 2026-06-18
   days on market $180,000 Active 49 DOM
2. 2026-06-17
   days on market $180,000 Active 48 DOM
3. 2026-06-16
   days on market $180,000 Active 47 DOM
4. 2026-06-15
   days on market $180,000 Active 46 DOM
5. 2026-06-14
   days on market $180,000 Active 44 DOM
6. 2026-06-13
   days on market $180,000 Active 43 DOM
7. 2026-06-10
   days on market $180,000 Active 41 DOM
8. 2026-06-09
   pricedays on market $180,000 Active 40 DOM
9. 2026-06-08
   days on market $200,000 Active 39 DOM
10. 2026-06-07
    days on market $200,000 Active 38 DOM
11. 2026-06-05
    days on market $200,000 Active 35 DOM
12. 2026-06-03
    days on market $200,000 Active 34 DOM
13. 2026-06-02
    days on market $200,000 Active 33 DOM
14. 2026-06-01
    days on market $200,000 Active 32 DOM
15. 2026-05-31
    days on market $200,000 Active 31 DOM
16. 2026-05-30
    days on market $200,000 Active 30 DOM
17. 2026-05-03
    historical Active Under Contract
18. 2026-05-02
    historical Accepting Backup Offers 548-char remark

    Show marketing remark (548 chars)

    Freshly remodeled duplex within walking distance of Kalamazoo College. This property offers a great opportunity to live in one unit while renting the other. The main-floor unit features 2 bedrooms, a spacious living room, two entrances, great natural light, updated kitchen, new click-lock laminate flooring, fresh paint, and separate laundry. The upper unit is a larger 1-bedroom layout with its own updated kitchen and separate laundry. The exterior has also been freshly painted, and the property includes ample off-street parking plus a garage.

19. 2026-04-30
    listed $200,000 Active

    Show marketing remark (548 chars)

    Freshly remodeled duplex within walking distance of Kalamazoo College. This property offers a great opportunity to live in one unit while renting the other. The main-floor unit features 2 bedrooms, a spacious living room, two entrances, great natural light, updated kitchen, new click-lock laminate flooring, fresh paint, and separate laundry. The upper unit is a larger 1-bedroom layout with its own updated kitchen and separate laundry. The exterior has also been freshly painted, and the property includes ample off-street parking plus a garage.

20. 2026-04-30
    listed $200,000 Active 548-char remark

    Show marketing remark (548 chars)

    Freshly remodeled duplex within walking distance of Kalamazoo College. This property offers a great opportunity to live in one unit while renting the other. The main-floor unit features 2 bedrooms, a spacious living room, two entrances, great natural light, updated kitchen, new click-lock laminate flooring, fresh paint, and separate laundry. The upper unit is a larger 1-bedroom layout with its own updated kitchen and separate laundry. The exterior has also been freshly painted, and the property includes ample off-street parking plus a garage.

21. 2025-08-28
    soldstatus $70,000
22. 2019-12-18
    soldstatus $50,000 409-char remark

    Show marketing remark (409 chars)

    Don't Miss Out On This Great Investment opportunity located in the historic Stuart Neighborhood. This multi family unit was built in 1885. It offers 1348 sq feet. It currently has 2 units, one offering 1 bedroom, 1 bath, and the other unit offering 2 bedrooms and 1 bath. This home could easily be converted back to a Victorian Home. Great opportunity to own a historical Victorian home at a reasonable price.

23. 2019-12-18
    soldstatus $50,000 Sold

    Show marketing remark (409 chars)

    Don't Miss Out On This Great Investment opportunity located in the historic Stuart Neighborhood. This multi family unit was built in 1885. It offers 1348 sq feet. It currently has 2 units, one offering 1 bedroom, 1 bath, and the other unit offering 2 bedrooms and 1 bath. This home could easily be converted back to a Victorian Home. Great opportunity to own a historical Victorian home at a reasonable price.

24. 2019-12-04
    status Pending
25. 2019-11-12
    price $54,900
26. 2019-10-14
    price $59,900
27. 2019-09-11
    historical
28. 2019-09-11
    historical
29. 2019-09-11
    historical
30. 2019-09-10
    listed $54,900 409-char remark

    Show marketing remark (409 chars)

    Don't Miss Out On This Great Investment opportunity located in the historic Stuart Neighborhood. This multi family unit was built in 1885. It offers 1348 sq feet. It currently has 2 units, one offering 1 bedroom, 1 bath, and the other unit offering 2 bedrooms and 1 bath. This home could easily be converted back to a Victorian Home. Great opportunity to own a historical Victorian home at a reasonable price.

31. 2019-09-10
    listed $69,900 Active

    Show marketing remark (409 chars)

    Don't Miss Out On This Great Investment opportunity located in the historic Stuart Neighborhood. This multi family unit was built in 1885. It offers 1348 sq feet. It currently has 2 units, one offering 1 bedroom, 1 bath, and the other unit offering 2 bedrooms and 1 bath. This home could easily be converted back to a Victorian Home. Great opportunity to own a historical Victorian home at a reasonable price.

32. 2019-09-10
    listed $54,900

    Show marketing remark (409 chars)

    Don't Miss Out On This Great Investment opportunity located in the historic Stuart Neighborhood. This multi family unit was built in 1885. It offers 1348 sq feet. It currently has 2 units, one offering 1 bedroom, 1 bath, and the other unit offering 2 bedrooms and 1 bath. This home could easily be converted back to a Victorian Home. Great opportunity to own a historical Victorian home at a reasonable price.

33. 2019-06-21
    listed $72,500
34. 2019-06-21
    listed $72,500 Active
35. 2019-06-21
    listed $72,500
36. 2017-12-21
    historical
37. 2017-12-20
    historical
38. 2017-06-15
    listed $80,000 Active
39. 2017-06-14
    listed $80,000

ⓘ 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: $3,344 · $279/mo
• Projected year-2 tax: $3,344 · $279/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: $17,662
• − Mortgage interest: −$10,083
• − Property taxes: −$3,344
• − Insurance: −$900
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$5,236
• Taxable loss: −$4,727
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $-484/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

+150.0% since first listed

23 events — show timeline

• 2026-05-03 Contingent — REALCOMP
• 2026-05-02 Contingent — MiRealSource-MiMLS
• 2026-04-30 Listed $200,000 MiRealSource-MiMLS
• 2026-04-30 Listed $200,000 REALCOMP
• 2025-08-28 Sold (Public Records) $70,000 Public Records
• 2019-12-18 Sold (MLS) $50,000 SW Michigan MLS
• 2019-12-18 Sold (MLS) $50,000 REALCOMP
• 2019-12-04 Pending — SW Michigan MLS
• 2019-11-12 Price Changed $54,900 SW Michigan MLS
• 2019-10-14 Price Changed $59,900 SW Michigan MLS
• 2019-09-11 Listing Removed — MiRealSource-MiMLS
• 2019-09-11 Listing Removed — SW Michigan MLS
• 2019-09-11 Listing Removed — REALCOMP
• 2019-09-10 Listed $54,900 MiRealSource-MiMLS
• 2019-09-10 Listed $69,900 SW Michigan MLS
• 2019-09-10 Listed $54,900 REALCOMP
• 2019-06-21 Listed $72,500 MiRealSource-MiMLS
• 2019-06-21 Listed $72,500 SW Michigan MLS
• 2019-06-21 Listed $72,500 REALCOMP
• 2017-12-21 Listing Removed — SW Michigan MLS
• 2017-12-20 Listing Removed — REALCOMP
• 2017-06-15 Listed $80,000 SW Michigan MLS
• 2017-06-14 Listed $80,000 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $3,344 · -15.5% YoY. Source: county tax records.