1412 E Alcott St · Kalamazoo, MI 49001

$60,000

2 bd · 1.0 ba · 1,133 sqft · SingleFamily public records · 1 Days on market

Built 1911 5,663 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1911 two-story bungalow in the heart of Edison neighborhood ready for its next chapter. 3 bedrooms, 1 full bath. This property is a true handyman special and is being sold strictly AS-IS. Perfect blank canvas for investors or owner-occupants looking to build instant equity.

Key facts

• Large windows
• Off-street parking
• Detached garage

Tags

• FUNCTIONAL FLOOR PLAN
• LARGE WINDOWS
• OFF-STREET PARKING
• DETACHED GARAGE

Property features AI

Finance

• Other: Residential property type
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Shared septic
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 1,133 above-grade finished square feet
• Exterior features: Lot in SOUTH PARK ADD subdivision; Cross streets: March St and Alcott

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating (natural gas); No central cooling
• Interior features: 6 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 11.7% 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 rising fast (+6.4%/yr); 109 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 6.4% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 37y ago; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $184,679
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Lane Blvd	0.11mi	3/1.0 (+1)	1,113 (-2%)	2mo	$105,000	$94	85
1626 Lane Blvd	0.19mi	3/1.0 (+1)	1,144 (+1%)	2mo	$185,000	$162	83
1901 Fulton St	0.31mi	3/1.0 (+1)	1,090 (-4%)	1mo	$203,000	$186	74
1705 Roseland Ave	0.36mi	3/1.0 (+1)	1,220 (+8%)	1mo	$155,000	$127	64
1415 Hays Park Ave	0.29mi	2/1.0	988 (-13%)	4mo	$60,000	$61	62
1721 Egleston Ave	0.46mi	3/1.5 (+1)	1,186 (+5%)	2mo	$115,000	$97	62
1123 Palmer Ave	0.17mi	3/1.0 (+1)	980 (-14%)	4mo	$178,000	$182	62
1908 E Stockbridge Ave	0.57mi	3/1.0 (+1)	1,000 (-12%)	3mo	$136,038	$136	46
2809 Whittier Dr	0.64mi	3/1.0 (+1)	1,254 (+11%)	3mo	$205,000	$163	45
1920 Southern Ave	0.56mi	3/1.0 (+1)	976 (-14%)	2mo	$225,000	$231	44
2921 Fulford St	0.66mi	3/2.0 (+1)	1,225 (+8%)	3mo	$226,000	$184	44
1221 Cambridge Dr	0.51mi	3/2.0 (+1)	963 (-15%)	4mo	$207,500	$215	39

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 · 6.41% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.67×
• Total profit: $11,188
• Equity at exit: $8,946

10-year hold

• IRR: 27.3%
• Equity multiple: 3.89×
• Total profit: $48,506
• Equity at exit: $5,188

Cash invested: $16,800 (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 49001

• Rents YoY: 6.4%
• Active inventory: 109
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$315
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $268

Break-even live

Break-even rent $705

Max offer price $60,000

Occupancy floor 69%

Sensitivity live

Price	-10% $302	-5% $285	+0% $268	+5% $251	+10% $235
Rent	-10% $186	-5% $227	+0% $268	+5% $310	+10% $351
Rate	-1.0pp $299	-0.5pp $284	base $268	+0.5pp $253	+1.0pp $237

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Race St Kalamazoo, MI	2.0	1.0	826	$950	$1.15	14d	1	0.58mi
1023 Washington Ave Unit 1 Kalamazoo, MI	1.0	1.0	850	$700	$0.82	21d	1	0.60mi
1338 Portage St Kalamazoo, MI	1.0	1.0	750	$950	$1.27	21d	1	0.65mi
2719 S Burdick St Kalamazoo, MI	1.0	1.0	790	$800	$1.01	21d	1	1.04mi
2725 S Burdick St Kalamazoo, MI	2.0	1.0	1000	$1,250	$1.25	14d	1	1.05mi
2843 S Burdick St Unit D Kalamazoo, MI	2.0	1.0	776	$895	$1.15	21d	1	1.07mi
23 Ridgewood St Kalamazoo, MI	2.0	1.0	1100	$1,295	$1.18	21d	1	1.13mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	14d	1	1.15mi
1412 Banbury Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	1000	$1,275	$1.27	14d	7	1.39mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	21d	2	1.45mi
444 Garland St Apt 3 Kalamazoo, MI	2.0	1.0	850	$1,075	$1.26	14d	1	1.49mi

Listing history 12 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   pricedays on marketlisting id $60,000 Active 1 DOM
3. 2026-01-07
   price $74,999 283-char remark

   Show marketing remark (283 chars)

   Charming 1911 two-story bungalow in the heart of Edison neighborhood ready for its next chapter. 3 bedrooms, 1 full bath. This property is a true handyman special and is being sold strictly AS-IS. Perfect blank canvas for investors or owner-occupants looking to build instant equity.

4. 2026-01-06
   price $74,999
5. 2025-11-25
   listed $84,999 Active

   Show marketing remark (283 chars)

   Charming 1911 two-story bungalow in the heart of Edison neighborhood ready for its next chapter. 3 bedrooms, 1 full bath. This property is a true handyman special and is being sold strictly AS-IS. Perfect blank canvas for investors or owner-occupants looking to build instant equity.

6. 2025-11-25
   listed $84,999 Active 283-char remark

   Show marketing remark (283 chars)

   Charming 1911 two-story bungalow in the heart of Edison neighborhood ready for its next chapter. 3 bedrooms, 1 full bath. This property is a true handyman special and is being sold strictly AS-IS. Perfect blank canvas for investors or owner-occupants looking to build instant equity.

7. 2024-01-08
   soldstatus $51,000
8. 2013-02-22
   historical
9. 2013-02-22
   historical
10. 2012-11-30
    listed $11,900
11. 2012-11-30
    listed $11,900
12. 1989-04-25
    listed $24,900

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $2,612 · $218/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 ≥98°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: $12,543
• − Mortgage interest: −$3,361
• − Property taxes: −$2,612
• − Insurance: −$300
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,745
• Taxable income: $2,518
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $2,617/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): 20,946
• Household income: $56,432
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1184.0

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 0.59)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 15% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 6% Iranian 4% Slovak 3%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -264.90%
• Current HPI: 206.9355
• Rent YoY: ▲ 6.41%
• 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

+201.2% since first listed

10 events — show timeline

• 2026-01-07 Price Changed $74,999 MiRealSource-MiMLS
• 2026-01-06 Price Changed $74,999 REALCOMP
• 2025-11-25 Listed $84,999 REALCOMP
• 2025-11-25 Listed $84,999 MiRealSource-MiMLS
• 2024-01-08 Sold (Public Records) $51,000 Public Records
• 2013-02-22 Listing Removed — SW Michigan MLS
• 2013-02-22 Listing Removed — REALCOMP
• 2012-11-30 Listed $11,900 SW Michigan MLS
• 2012-11-30 Listed $11,900 REALCOMP
• 1989-04-25 Listed $24,900 REALCOMP

Property tax history

+14.8%/yr

Latest (2025): $2,612 · +2.9% YoY. Source: county tax records.