1710 N Park St · Kalamazoo, MI 49007

$73,900

1 bd · 1.0 ba · 516 sqft · SingleFamily public records · 79 Days on market

Built 1950 6,055 sqft lot Est $70k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +4.8/15.0
• 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

Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

Key facts

• Furnished with range
• Nice size backyard
• 6,055 sq ft lot

Tags

• NICE SIZE BACKYARD
• DECK WITH MATURE TREES
• 15 MINUTE WALK TO PARKS
• KALAMAZOO RIVER VALLEY TRAIL
• FURNISHED WITH REFRIGERATOR
• FURNISHED WITH RANGE

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Single-family residence; Residential property; Built in 1950
• Construction: Stucco exterior; Metal roof
• Exterior features: Paved road access; Sidewalk on lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas available and connected; Electricity available
• Interior features: Replacement windows; 4 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $74k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $511 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,466 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.30% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $69,660
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 N Park St	0.00mi	1/1.0	516 (0%)	0mo	$60,000	$116	100
1707 N Rose St	0.12mi	1/1.0	515 (-0%)	20mo	$92,000	$179	77
1617 N Rose St	0.13mi	1/1.0	539 (+4%)	11mo	$84,400	$157	77
1910 Union St	0.15mi	2/1.0 (+1)	528 (+2%)	9mo	$84,000	$159	76
1620 N Rose St	0.15mi	1/1.0	476 (-8%)	17mo	$64,300	$135	66
1817 N Rose St	0.14mi	2/1.0 (+1)	528 (+2%)	23mo	$45,000	$85	66
1914 N Rose St	0.19mi	2/1.0 (+1)	528 (+2%)	24mo	$20,000	$38	62

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $2,965
• Equity at exit: $11,019

10-year hold

• IRR: 10.4%
• Equity multiple: 1.70×
• Total profit: $14,545
• Equity at exit: $6,390

Cash invested: $20,692 (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: 6.4×

Monthly cashflow live

• Estimated rent: $962 high
• Mortgage (P&I): −$388
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $279

Break-even live

Break-even rent $609

Max offer price $73,900

Occupancy floor 66%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 N Pitcher St Unit 8 Kalamazoo, MI	—	1.0	457	$950	$2.08	21d	1	0.75mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	13d	1	0.98mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$462	$0.57	21d	1	0.99mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	21d	1	1.12mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	21d	1	1.12mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	21d	1	1.14mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	13d	1	1.15mi
103 Devon Ave Unit c5 Parchment, MI	2.0	1.0	558	$945	$1.69	44d	1	1.31mi
1104 Sherwood Ave Apt 3 Kalamazoo, MI	—	1.0	500	$780	$1.56	21d	1	1.32mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $73,900 Pending 79 DOM
2. 2026-06-05
   days on market $73,900 Active 77 DOM
3. 2026-06-03
   days on market $73,900 Active 76 DOM
4. 2026-06-02
   days on market $73,900 Active 75 DOM
5. 2026-06-01
   days on market $73,900 Active 74 DOM
6. 2026-05-31
   days on market $73,900 Active 73 DOM
7. 2026-05-30
   days on market $73,900 Active 72 DOM
8. 2026-04-30
   price $73,900 524-char remark

   Show marketing remark (524 chars)

   Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

9. 2026-04-30
   price $73,900 524-char remark

   Show marketing remark (524 chars)

   Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

10. 2026-04-30
    price $73,900

    Show marketing remark (524 chars)

    Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

11. 2026-03-19
    listed $79,900 Active 524-char remark

    Show marketing remark (524 chars)

    Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

12. 2026-03-19
    listed $79,900 Active 524-char remark

    Show marketing remark (524 chars)

    Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

13. 2026-03-19
    listed $79,900 Active

    Show marketing remark (524 chars)

    Great starter home; Investor friendly! Easy to maintain with just 1 bed 1 bath and 516 SqFt. in a Kalamazoo Promise eligible neighborhood! This affordably priced property has much to offer including a nice size backyard and deck with mature trees and all within a 15 minute walk to local grocery markets and parks including the Kalamazoo River Valley Trail. The home comes furnished with a refrigerator and range to get you started. Call to schedule your tour today and come see for yourself! Easy to show and Move-in Ready!

14. 2025-11-26
    historical
15. 2025-10-11
    status Active
16. 2025-10-11
    status Active
17. 2025-10-03
    status Pending
18. 2025-10-03
    status Pending
19. 2025-10-01
    listed $79,000 Active
20. 2025-10-01
    listed $79,000 Active
21. 2022-05-25
    historical
22. 2002-12-06
    historical
23. 2002-09-16
    listed $32,450
24. 2002-09-16
    listed $32,450

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$193/yr (+$16/mo · 25.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 15 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: $11,544
• − Mortgage interest: −$4,140
• − Property taxes: −$753
• − Insurance: −$370
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,150
• Taxable income: $2,285
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $2,798/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

+127.7% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $73,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $73,900 REALCOMP
• 2026-04-30 Price Changed $73,900 SW Michigan MLS
• 2026-03-19 Listed $79,900 SW Michigan MLS
• 2026-03-19 Listed $79,900 REALCOMP
• 2026-03-19 Listed $79,900 MiRealSource-MiMLS
• 2025-11-26 Listing Removed — MiRealSource-MiMLS
• 2025-10-11 Relisted — MiRealSource-MiMLS
• 2025-10-11 Relisted — REALCOMP
• 2025-10-03 Pending — REALCOMP
• 2025-10-03 Pending — MiRealSource-MiMLS
• 2025-10-01 Listed $79,000 REALCOMP
• 2025-10-01 Listed $79,000 MiRealSource-MiMLS
• 2022-05-25 Listing Removed — REALCOMP
• 2002-12-06 Listing Removed — SW Michigan MLS
• 2002-09-16 Listed $32,450 SW Michigan MLS
• 2002-09-16 Listed $32,450 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $753 · +3.0% YoY. Source: county tax records.