1315 E Stockbridge Ave · Kalamazoo, MI 49001

$124,500

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 16 Days on market

Built 1905 5,227 sqft lot Est $199k · 37% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

1315 E Stockbridge Ave, Kalamazoo - Fully Vacant Duplex Opportunity!Now's your chance to step into a fully vacant duplex in the heart of Kalamazoo -- giving you total flexibility from day one. Whether you're looking to house hack, build long-term wealth, or expand your rental portfolio, this property delivers options:

Key facts

• 5,227 sq ft lot
• Garage
• Built 1905

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.5% 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; 1 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/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 $861 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,632 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.40% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.46%
• DSCR: 1.64
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $198,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Hays Park Ave	0.23mi	4/2.0	1,760 (-1%)	7mo	$75,000	$43	82
1122 Egleston Ave	0.15mi	4/2.5	1,800 (+1%)	9mo	$150,000	$83	81
1113 Egleston Ave	0.15mi	4/1.5	1,611 (-9%)	1mo	$180,000	$112	74
1510 Egleston Ave	0.15mi	4/2.0	1,566 (-12%)	1mo	$200,000	$128	73
1006 Hays Park Ave	0.29mi	4/2.0	1,613 (-9%)	1mo	$185,000	$115	71
1005 Washington Ave	0.23mi	4/1.5	1,600 (-10%)	6mo	$109,900	$69	66
1024 Clinton Ave	0.24mi	3/2.5 (-1)	1,632 (-8%)	11mo	$199,000	$122	60
1002 Egleston Ave	0.24mi	3/2.0 (-1)	1,978 (+11%)	8mo	$130,000	$66	58
1324 Jackson St	0.35mi	3/2.0 (-1)	1,630 (-8%)	8mo	$200,000	$123	58
729 Clinton Ave	0.43mi	4/2.0	1,540 (-13%)	10mo	$199,000	$129	50
855 Lay Blvd	0.42mi	3/1.5 (-1)	1,510 (-15%)	6mo	$160,000	$106	44
719 Millard Ct	0.71mi	4/1.0	1,522 (-14%)	2mo	$165,000	$108	38

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: 9.0%
• Equity multiple: 1.37×
• Total profit: $12,840
• Equity at exit: $18,563

10-year hold

• IRR: 21.1%
• Equity multiple: 3.10×
• Total profit: $73,139
• Equity at exit: $10,764

Cash invested: $34,860 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $420

Break-even live

Break-even rent $1,207

Max offer price $124,500

Occupancy floor 71%

Sensitivity live

Price	-10% $491	-5% $455	+0% $420	+5% $385	+10% $350
Rent	-10% $283	-5% $351	+0% $420	+5% $489	+10% $558
Rate	-1.0pp $483	-0.5pp $452	base $420	+0.5pp $388	+1.0pp $355

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	14d	12	1.48mi

Listing history 50 events

1. 2026-04-10
   status Pending
2. 2026-04-10
   status Pending
3. 2026-03-25
   listed $124,500 Active
4. 2026-03-25
   listed $124,500 Active
5. 2026-03-24
   historical
6. 2026-03-23
   historical
7. 2026-02-25
   price $124,500
8. 2026-02-25
   price $124,500
9. 2026-02-23
   listed $139,900 Active
10. 2026-02-23
    listed $139,900 Active
11. 2026-02-22
    historical
12. 2026-02-21
    historical
13. 2025-11-14
    price $139,900
14. 2025-11-13
    price $139,900
15. 2025-11-10
    price $149,900
16. 2025-11-10
    price $149,900
17. 2025-10-28
    listed $159,900 Active
18. 2025-10-28
    listed $159,900 Active
19. 2025-10-22
    historical
20. 2024-06-06
    historical $895
21. 2024-05-16
    listed $895
22. 2024-04-16
    historical $895
23. 2024-04-10
    listed $895
24. 2024-04-10
    historical $895
25. 2024-04-06
    price $895
26. 2024-01-18
    listed $900
27. 2023-12-23
    historical $900
28. 2023-08-04
    price $900
29. 2023-07-27
    price $915
30. 2022-08-04
    soldstatus $128,000 Sold
31. 2022-08-04
    soldstatus $128,000 Sold
32. 2022-08-04
    soldstatus $128,000
33. 2022-06-17
    status Pending
34. 2022-06-17
    status Pending
35. 2022-06-14
    listed $130,000 Active
36. 2022-06-14
    listed $130,000 Active
37. 2022-06-14
    listed $130,000
38. 2021-06-22
    soldstatus $60,000
39. 2021-05-19
    soldstatus $60,000 Sold
40. 2021-05-19
    soldstatus $60,000 Sold
41. 2021-05-19
    soldstatus $60,000
42. 2021-04-30
    status Pending
43. 2021-04-30
    status Pending
44. 2021-03-15
    listed $80,000 Active
45. 2021-03-15
    listed $80,000 Active
46. 2021-03-15
    listed $80,000
47. 2021-02-19
    soldstatus $50,000 Sold
48. 2021-02-19
    soldstatus $50,000 Sold
49. 2020-12-11
    status Pending
50. 2020-12-10
    historical

ⓘ 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: $2,986 · $249/mo
• Projected year-2 tax: $2,986 · $249/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: $20,867
• − Mortgage interest: −$6,974
• − Property taxes: −$2,986
• − Insurance: −$622
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,622
• Taxable income: $3,324
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $4,244/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

+120.4% since first listed

70 events — show timeline

• 2026-04-10 Pending — REALCOMP
• 2026-04-10 Pending — MiRealSource-MiMLS
• 2026-03-25 Listed $124,500 MiRealSource-MiMLS
• 2026-03-25 Listed $124,500 REALCOMP
• 2026-03-24 Listing Removed — MiRealSource-MiMLS
• 2026-03-23 Listing Removed — REALCOMP
• 2026-02-25 Price Changed $124,500 MiRealSource-MiMLS
• 2026-02-25 Price Changed $124,500 REALCOMP
• 2026-02-23 Listed $139,900 REALCOMP
• 2026-02-23 Listed $139,900 MiRealSource-MiMLS
• 2026-02-22 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Listing Removed — REALCOMP
• 2025-11-14 Price Changed $139,900 MiRealSource-MiMLS
• 2025-11-13 Price Changed $139,900 REALCOMP
• 2025-11-10 Price Changed $149,900 MiRealSource-MiMLS
• 2025-11-10 Price Changed $149,900 REALCOMP
• 2025-10-28 Listed $159,900 REALCOMP
• 2025-10-28 Listed $159,900 MiRealSource-MiMLS
• 2025-10-22 Coming Soon — MiRealSource-MiMLS
• 2024-06-06 Rental Removed $895 LISTANZA
• 2024-05-16 Listed for Rent $895 LISTANZA
• 2024-04-16 Rental Removed $895 APPFOLIO
• 2024-04-10 Listed for Rent $895 APPFOLIO
• 2024-04-10 Rental Removed $895 APPFOLIO
• 2024-04-06 Price Changed $895 APPFOLIO
• 2024-01-18 Listed for Rent $900 APPFOLIO
• 2023-12-23 Rental Removed $900 APPFOLIO
• 2023-08-04 Price Changed $900 APPFOLIO
• 2023-07-27 Price Changed $915 APPFOLIO
• 2022-08-04 Sold (MLS) $128,000 MiRealSource-MiMLS
• 2022-08-04 Sold (MLS) $128,000 SW Michigan MLS
• 2022-08-04 Sold (MLS) $128,000 REALCOMP
• 2022-06-17 Pending — REALCOMP
• 2022-06-17 Pending — SW Michigan MLS
• 2022-06-14 Listed $130,000 MiRealSource-MiMLS
• 2022-06-14 Listed $130,000 SW Michigan MLS
• 2022-06-14 Listed $130,000 REALCOMP
• 2021-06-22 Sold (Public Records) $60,000 Public Records
• 2021-05-19 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2021-05-19 Sold (MLS) $60,000 SW Michigan MLS
• 2021-05-19 Sold (MLS) $60,000 REALCOMP
• 2021-04-30 Pending — REALCOMP
• 2021-04-30 Pending — SW Michigan MLS
• 2021-03-15 Listed $80,000 MiRealSource-MiMLS
• 2021-03-15 Listed $80,000 SW Michigan MLS
• 2021-03-15 Listed $80,000 REALCOMP
• 2021-02-19 Sold (MLS) $50,000 SW Michigan MLS
• 2021-02-19 Sold (MLS) $50,000 REALCOMP
• 2020-12-11 Pending — SW Michigan MLS
• 2020-12-10 Listing Removed — REALCOMP
• 2020-12-01 Listed $75,000 MiRealSource-MiMLS
• 2020-12-01 Listed $75,000 SW Michigan MLS
• 2020-12-01 Listed $75,000 REALCOMP
• 2018-02-08 Sold (Public Records) $96,823 Public Records
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2010-08-19 Listing Removed — SW Michigan MLS
• 2009-11-24 Listed $37,500 SW Michigan MLS
• 2006-10-03 Sold (Public Records) $80,000 Public Records
• 2006-05-01 Sold (Public Records) $48,000 Public Records
• 2006-04-04 Sold (MLS) $48,000 REALCOMP
• 2006-04-04 Sold (MLS) $48,000 SW Michigan MLS
• 2005-08-17 Listed $48,000 REALCOMP
• 2005-08-17 Listed $48,000 SW Michigan MLS
• 2003-05-16 Listed $43,000 REALCOMP
• 2003-05-16 Listed $43,000 SW Michigan MLS
• 2000-04-16 Listed $71,900 SW Michigan MLS
• 1996-08-27 Sold (MLS) $55,000 REALCOMP
• 1996-08-27 Sold (MLS) $55,000 SW Michigan MLS
• 1996-06-29 Listed $56,500 REALCOMP
• 1996-06-29 Listed $56,500 SW Michigan MLS

Property tax history

+12.7%/yr

Latest (2025): $2,986 · +3.0% YoY. Source: county tax records.