1906 Hawk Dr · Kalamazoo, MI 49008

$46,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 51 Days on market

Built 2016 Good condition $607/mo HOA · 44% of rent ↓ 2% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

Key facts

• Garbage disposal
• Playground areas
• Built-in microwave

Tags

• PLAYGROUND AREAS
• BUILT-IN MICROWAVE
• GARBAGE DISPOSAL

Property features AI

Finance

• HOA & community: Monthly association fee; Community clubhouse; Playground

Exterior

• Utilities: Public water
• Home design: Ranch-style (single-story); Other architectural elements
• Construction: Built in 2016; Vinyl siding; Shingle roof; Crawl space basement
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Wall furnace (heating)
• Interior features: Five total rooms; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $46k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+2.4%/yr); 116 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $318 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $13k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $44,620 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.97% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $1,978
• Equity at exit: $6,859

10-year hold

• IRR: 12.8%
• Equity multiple: 1.99×
• Total profit: $12,729
• Equity at exit: $3,977

Cash invested: $12,880 (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 49008

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• HOA: −$607
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $155

Break-even live

Break-even rent $1,171

Max offer price $46,000

Occupancy floor 84%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3614 Stadium Dr Kalamazoo, MI	1.0–3.0	1.0–2.0	928	$1,550	$1.67	13d	1	0.12mi
4130 W Michigan Ave Kalamazoo, MI	1.0–2.0	1.0–2.0	625	$972	$1.56	13d	4	0.41mi
3409 W Michigan Ave Unit 1 Kalamazoo, MI	2.0	1.5	884	$985	$1.11	13d	1	0.47mi
4346 N Hills Dr Kalamazoo, MI	2.0–4.0	2.0–4.0	1093	$1,200	$1.10	20d	1	0.50mi
1010 Emajean St Kalamazoo, MI	2.0–4.0	1.0–3.0	1249	$1,100	$0.88	20d	1	0.61mi
4520 Dover Hills Dr Kalamazoo, MI	1.0–2.0	1.0–2.0	987	$1,525	$1.54	13d	12	0.65mi
1201 Greenwood Ave Unit 1 Kalamazoo, MI	2.0	2.0	1000	$1,200	$1.20	20d	1	0.77mi
704 S Drake Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	887	$1,295	$1.46	13d	16	0.97mi
1800 S 11th St Kalamazoo, MI	1.0–2.0	1.0	635	$999	$1.57	20d	9	1.12mi
3403 Lowden St Kalamazoo, MI	3.0	1.0	840	$1,500	$1.79	13d	1	1.15mi
690 Dragonfly Rd Kalamazoo, MI	1.0–3.0	1.0–2.0	969	$1,192	$1.23	13d	32	1.21mi
5500 W KL Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	836	$1,349	$1.61	13d	1	1.23mi
332 S Kendall Ave Kalamazoo, MI	1.0–2.0	1.0–2.0	780	$1,175	$1.51	20d	4	1.24mi
3707 Greenleaf Cir Kalamazoo, MI	1.0–2.0	1.0	862	$1,444	$1.68	13d	22	1.31mi
320 S Drake Rd Kalamazoo, MI	2.0	1.0	950	$1,020	$1.07	20d	1	1.34mi
167 N Drake Rd Kalamazoo, MI	2.0	2.0	1200	$1,395	$1.16	20d	1	1.37mi
125 S Kendall Ave Kalamazoo, MI	1.0–2.0	1.0–1.5	735	$1,000	$1.36	20d	6	1.40mi
3400 Woodstone Dr Kalamazoo, MI	2.0	1.0–2.0	806	$1,695	$2.10	13d	1	1.43mi

HOA detail

• Monthly dues: $607 · $7,284/yr
• Likely covers: trash

Listing history 41 events

1. 2026-06-18
   days on market $46,000 Active 51 DOM
2. 2026-06-17
   days on market $46,000 Active 50 DOM
3. 2026-06-16
   days on market $46,000 Active 49 DOM
4. 2026-06-15
   days on market $46,000 Active 48 DOM
5. 2026-06-14
   days on market $46,000 Active 46 DOM
6. 2026-06-13
   days on market $46,000 Active 45 DOM
7. 2026-06-10
   days on market $46,000 Active 43 DOM
8. 2026-06-09
   days on market $46,000 Active 42 DOM
9. 2026-06-08
   days on market $46,000 Active 41 DOM
10. 2026-06-07
    days on market $46,000 Active 40 DOM
11. 2026-06-05
    days on market $46,000 Active 37 DOM
12. 2026-06-03
    days on market $46,000 Active 36 DOM
13. 2026-06-02
    days on market $46,000 Active 35 DOM
14. 2026-06-01
    days on market $46,000 Active 34 DOM
15. 2026-05-31
    days on market $46,000 Active 33 DOM
16. 2026-05-30
    days on market $46,000 Active 32 DOM
17. 2026-05-22
    price $49,000 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

18. 2026-05-22
    price $49,000 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

19. 2026-05-21
    price $49,000
20. 2026-05-13
    price $46,000 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

21. 2026-05-13
    price $49,900 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

22. 2026-05-13
    price $46,000 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

23. 2026-05-13
    price $46,000

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

24. 2026-05-13
    price $49,900 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

25. 2026-05-13
    price $49,900

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

26. 2026-05-06
    price $46,000 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

27. 2026-05-06
    price $46,000 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

28. 2026-05-06
    price $46,000

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

29. 2026-04-29
    historical
30. 2026-04-28
    listed $49,900 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

31. 2026-04-28
    listed $49,900 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

32. 2026-04-28
    listed $49,900 Active

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

33. 2026-04-28
    historical

    Show marketing remark (807 chars)

    Welcome To 1906 Hawk Dr, Located In The Desirable Twin Leaf Community On Stadium Drive In Kalamazoo! This Well-Maintained 2016 Home Offers 3 Bedrooms, 2 Full Bathrooms, And 1,056 Sq Ft Of Comfortable Living Space At An Affordable Price. Situated In One Of The Best Locations In The Area, You're Just Minutes From Western Michigan University, Downtown Kalamazoo, Drake Road, And US-131, Making Commuting Quick And Convenient. Enjoy Easy Access To Shopping Centers, Grocery Stores, Restaurants, And Everyday Conveniences -- All Just A Short Drive Away. The Twin Leaf Community Also Features Playground Areas And A Welcoming Neighborhood Setting. Inside, You'll Find Modern Touches Including A Built-In Microwave And Garbage Disposal, Making This Home Move-In Ready. Manufactured Home Retailer License #1103630

34. 2026-03-31
    price $47,900
35. 2026-03-31
    price $47,900
36. 2026-03-31
    price $47,900
37. 2026-03-19
    price $49,900
38. 2026-03-18
    price $49,900
39. 2026-03-18
    price $49,900
40. 2026-02-13
    listed $50,000 Active
41. 2026-02-13
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,397
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − HOA: −$7,284
• − Depreciation: −$1,338
• Taxable income: $1,655
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $1,458/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained 2016 manufactured home in the Twin Leaf Community offers a good condition with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and value.
• Both Install new kitchen backsplash — Modernizes kitchen and adds value.
• Both Paint interior walls — Fresh paint enhances curb appeal and value.
• Both Replace kitchen appliances — Modern appliances improve functionality and value.
• Both Install new bathroom fixtures — Modern fixtures enhance functionality and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and value. ↑
• Both Install new kitchen backsplash — Modernizes kitchen and adds value. ↑
• Both Paint interior walls — Fresh paint enhances curb appeal and value. ↑
• Both Replace kitchen appliances — Modern appliances improve functionality and value. ↑
• Both Install new bathroom fixtures — Modern fixtures enhance functionality and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 16,137
• Household income: $74,943
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 513.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 2% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -170.52%
• Current HPI: 230.6876
• Rent YoY: ▲ 2.41%
• 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

-2.0% since first listed

25 events — show timeline

• 2026-05-22 Price Changed $49,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $49,000 REALCOMP
• 2026-05-21 Price Changed $49,000 SW Michigan MLS
• 2026-05-13 Price Changed $46,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $49,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $46,000 REALCOMP
• 2026-05-13 Price Changed $46,000 SW Michigan MLS
• 2026-05-13 Price Changed $49,900 REALCOMP
• 2026-05-13 Price Changed $49,900 SW Michigan MLS
• 2026-05-06 Price Changed $46,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $46,000 REALCOMP
• 2026-05-06 Price Changed $46,000 SW Michigan MLS
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-28 Listed $49,900 SW Michigan MLS
• 2026-04-28 Listed $49,900 REALCOMP
• 2026-04-28 Listed $49,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $47,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $47,900 REALCOMP
• 2026-03-31 Price Changed $47,900 SW Michigan MLS
• 2026-03-19 Price Changed $49,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $49,900 REALCOMP
• 2026-03-18 Price Changed $49,900 SW Michigan MLS
• 2026-02-13 Listed $50,000 REALCOMP
• 2026-02-13 Listed $50,000 MiRealSource-MiMLS