1315 Jackson St · Kalamazoo, MI 49001

$159,900

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 54 Days on market

Built 1935 7,405 sqft lot Est $158k · at est.

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.1/15.0
• 1% rule +6.2/10.0
• 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 MLS

Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

Key facts

• New flooring
• Front porch
• Nice size backyard

Tags

• NEW FLOORING
• NEW ROOF
• FRONT PORCH
• NICE SIZE BACKYARD

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Cable connected; Electric water heater
• Home design: Colonial-style single-family residence; Built in 1935
• Construction: Vinyl siding; Composition roof; Built 1935; Full basement
• Exterior features: Paved road access; 0.17-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Low-threshold shower; Storm windows and window screens; Full basement; 8 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 38% 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 $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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.
• Current owner paid $33k; list at $160k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $158,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 March St	0.19mi	3/2.0	1,396 (-1%)	4mo	$69,900	$50	86
901 Clarence St	0.08mi	3/1.5	1,494 (+6%)	3mo	$174,900	$117	83
1012 Mills St	0.21mi	2/1.5 (-1)	1,485 (+5%)	2mo	$162,900	$110	73
923 Stockbridge Ave	0.44mi	3/2.0	1,461 (+3%)	3mo	$148,000	$101	71
1612 E Stockbridge Ave	0.44mi	3/1.5	1,301 (-8%)	4mo	$156,500	$120	61
1313 Reed Ave	0.61mi	4/2.0 (+1)	1,350 (-4%)	5mo	$70,000	$52	55
1607 E Michigan Ave	0.72mi	3/1.5	1,336 (-6%)	1mo	$170,000	$127	54
1510 Egleston Ave	0.48mi	4/2.0 (+1)	1,566 (+11%)	1mo	$200,000	$128	54
719 Millard Ct	0.52mi	4/1.0 (+1)	1,522 (+8%)	2mo	$165,000	$108	53
734 E Stockbridge Ave	0.57mi	4/1.0 (+1)	1,294 (-8%)	0mo	$45,000	$35	50
1113 Egleston Ave	0.46mi	4/1.5 (+1)	1,611 (+14%)	1mo	$180,000	$112	47
1006 Hays Park Ave	0.62mi	4/2.0 (+1)	1,613 (+14%)	1mo	$185,000	$115	42

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,083
• Equity at exit: $23,842

10-year hold

• IRR: 14.9%
• Equity multiple: 2.38×
• Total profit: $61,999
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $371

Break-even live

Break-even rent $1,326

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	21d	1	1.00mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.03mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	1.08mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	13d	1	1.13mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	21d	1	1.14mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	1.16mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	1.19mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.42mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	21d	1	1.43mi

Listing history 19 events

1. 2026-06-05
   status $159,900 Pending 54 DOM
2. 2026-06-03
   days on market $159,900 Active 54 DOM
3. 2026-06-02
   days on market $159,900 Active 53 DOM
4. 2026-06-01
   days on market $159,900 Active 52 DOM
5. 2026-05-31
   days on market $159,900 Active 51 DOM
6. 2026-05-30
   days on market $159,900 Active 50 DOM
7. 2026-05-08
   status Pending 256-char remark

   Show marketing remark (257 chars)

   Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

8. 2026-05-08
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

9. 2026-05-08
   status Pending

   Show marketing remark (257 chars)

   Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

10. 2026-03-20
    listed $159,900 Active 256-char remark

    Show marketing remark (257 chars)

    Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

11. 2026-03-20
    listed $159,900 Active 257-char remark

    Show marketing remark (257 chars)

    Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

12. 2026-03-20
    listed $159,900 Active

    Show marketing remark (257 chars)

    Come see this spacious 4 bedroom 2 full bathroom home located on the East side of Kalamazoo. Lots of updates New flooring , New Roof, freshly painted with great storage. Main level has front porch, 1 Bedroom and second level 3 bedrooms. Nice size backyard.

13. 2018-09-14
    soldstatus $33,000
14. 2018-09-14
    soldstatus $33,000 Sold
15. 2018-08-23
    status Pending
16. 2018-08-09
    price $38,000
17. 2018-08-01
    listed $38,000
18. 2018-08-01
    listed $44,900 Active
19. 2018-08-01
    listed $38,000

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: +$376/yr (+$31/mo · 22.0%)

ⓘ 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: $21,550
• − Mortgage interest: −$8,957
• − Property taxes: −$1,711
• − Insurance: −$800
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,652
• Taxable income: $1,983
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,976/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

+320.8% since first listed

13 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — SW Michigan MLS
• 2026-03-20 Listed $159,900 SW Michigan MLS
• 2026-03-20 Listed $159,900 REALCOMP
• 2026-03-20 Listed $159,900 MiRealSource-MiMLS
• 2018-09-14 Sold (MLS) $33,000 SW Michigan MLS
• 2018-09-14 Sold (MLS) $33,000 REALCOMP
• 2018-08-23 Pending — SW Michigan MLS
• 2018-08-09 Price Changed $38,000 SW Michigan MLS
• 2018-08-01 Listed $38,000 MiRealSource-MiMLS
• 2018-08-01 Listed $44,900 SW Michigan MLS
• 2018-08-01 Listed $38,000 REALCOMP

Property tax history

+1.1%/yr

Latest (2025): $1,711 · -13.1% YoY. Source: county tax records.