611 Minor Ave · Kalamazoo, MI 49008

$169,900

4 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 176 Days on market

Built 1899 5,663 sqft lot Est $164k · 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• ARV discount +5.9/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

Key facts

• Large windows
• Galley kitchen
• 5,663 sq ft lot

Tags

• LARGE WINDOWS
• GALLEY KITCHEN
• NEW STAINLESS APPLIANCES
• AMPLE OFF-STREET PARKING

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Traditional style; Single family residence; Residential property
• Construction: Wood siding exterior; Composition roof; Built in 1899
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Kitchen; Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom; Four additional bedrooms (5 total bedrooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Screens on windows; 11 total rooms; Full basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 4 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).
• This rent runs 31% of the median local income ($75k/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.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 41y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $170k implies a 466% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $163,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 W Vine St	0.20mi	5/2.0 (+1)	1,732 (-1%)	4mo	$185,000	$107	82
819 Oak St	0.12mi	5/2.0 (+1)	1,674 (-4%)	2mo	$159,900	$96	81
1009 Oak St	0.03mi	4/2.0	1,526 (-12%)	7mo	$141,000	$92	72
424 Oak St	0.43mi	5/2.0 (+1)	1,706 (-2%)	2mo	$160,000	$94	69
442 W Dutton St	0.27mi	4/2.0	1,928 (+11%)	2mo	$249,900	$130	68
608 Minor Ave	0.03mi	5/2.0 (+1)	1,954 (+12%)	8mo	$59,000	$30	67
612 Oak St	0.29mi	4/2.0	1,540 (-12%)	2mo	$145,000	$94	66
306 W Dutton St	0.36mi	3/2.0 (-1)	1,864 (+7%)	4mo	$105,000	$56	64
806 S Park St	0.24mi	5/2.5 (+1)	1,888 (+8%)	8mo	$252,500	$134	62
517 Oak St	0.36mi	4/1.5	1,540 (-12%)	8mo	$110,000	$71	55
622 S Rose St	0.42mi	4/1.5	1,526 (-12%)	8mo	$214,000	$140	51
819 Oakland Dr	0.37mi	3/2.0 (-1)	1,510 (-13%)	7mo	$125,000	$83	49

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,854
• Equity at exit: $25,333

10-year hold

• IRR: 6.3%
• Equity multiple: 1.46×
• Total profit: $21,857
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $374

Break-even live

Break-even rent $1,483

Max offer price $169,900

Occupancy floor 76%

Sensitivity live

Price	-10% $470	-5% $422	+0% $374	+5% $326	+10% $278
Rent	-10% $219	-5% $296	+0% $374	+5% $451	+10% $528
Rate	-1.0pp $459	-0.5pp $417	base $374	+0.5pp $330	+1.0pp $285

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.14mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.73mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.88mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	14d	1	1.38mi

Listing history 50 events

1. 2026-06-18
   days on market $169,900 Active 176 DOM
2. 2026-06-17
   days on market $169,900 Active 175 DOM
3. 2026-06-16
   days on market $169,900 Active 174 DOM
4. 2026-06-15
   days on market $169,900 Active 173 DOM
5. 2026-06-14
   days on market $169,900 Active 171 DOM
6. 2026-06-13
   days on market $169,900 Active 170 DOM
7. 2026-06-10
   days on market $169,900 Active 168 DOM
8. 2026-06-09
   days on market $169,900 Active 167 DOM
9. 2026-06-08
   days on market $169,900 Active 166 DOM
10. 2026-06-07
    days on market $169,900 Active 165 DOM
11. 2026-06-05
    days on market $169,900 Active 162 DOM
12. 2026-06-03
    days on market $169,900 Active 161 DOM
13. 2026-06-02
    days on market $169,900 Active 160 DOM
14. 2026-06-01
    days on market $169,900 Active 159 DOM
15. 2026-05-31
    days on market $169,900 Active 158 DOM
16. 2026-05-30
    days on market $169,900 Active 157 DOM
17. 2026-05-21
    price $169,900 488-char remark

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

18. 2026-05-21
    price $169,900 490-char remark

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

19. 2026-05-21
    price $169,900

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

20. 2026-05-13
    price $174,900 488-char remark

    Show marketing remark (488 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

21. 2026-05-12
    price $174,900 490-char remark

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

22. 2026-05-12
    price $174,900

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

23. 2025-12-22
    listed $179,900 Active 488-char remark

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

24. 2025-12-22
    listed $179,900 Active 490-char remark

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

25. 2025-12-22
    listed $179,900 Active

    Show marketing remark (490 chars)

    Large 6 bedroom 2 full bath home well situated in the Vine Historic Neighborhood where it is convenient to schools, shops, eateries and WMU. The living room and dining room are in the center of the home and include lots of large windows. The sizeable galley kitchen is complete with new stainless appliances. Recently updated and painted throughout. Ample off-street parking. This would make a nice home or great income property! Certified through 2/29/28. Leased through 9/26 at 1700/mo.

26. 2025-09-12
    historical $1,700
27. 2025-09-05
    listed $1,700
28. 2025-04-24
    historical $1,700
29. 2025-03-26
    listed $1,700
30. 2024-05-25
    historical $1,650
31. 2024-05-08
    listed $1,650
32. 2024-04-26
    historical $1,650
33. 2024-04-10
    listed $1,650
34. 2024-04-10
    historical $1,650
35. 2024-01-07
    listed $1,650
36. 2023-11-24
    historical $1,650
37. 2023-11-11
    price $1,650
38. 2023-09-27
    listed $1,800
39. 2014-09-25
    historical
40. 2009-06-26
    soldstatus $30,000
41. 2009-06-26
    soldstatus $30,000
42. 2009-01-21
    historical
43. 2008-11-26
    listed $49,000
44. 2008-11-26
    listed $49,000
45. 2008-01-21
    listed $80,000
46. 2008-01-21
    listed $80,000
47. 2008-01-11
    historical
48. 2008-01-11
    historical
49. 2006-07-07
    listed $139,900
50. 2006-07-07
    listed $139,900

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$49/yr (+$4/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $23,475
• − Mortgage interest: −$9,517
• − Property taxes: −$2,519
• − Insurance: −$850
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$4,943
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,031/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): 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

+749.5% since first listed

44 events — show timeline

• 2026-05-21 Price Changed $169,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $169,900 REALCOMP
• 2026-05-21 Price Changed $169,900 SW Michigan MLS
• 2026-05-13 Price Changed $174,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $174,900 REALCOMP
• 2026-05-12 Price Changed $174,900 SW Michigan MLS
• 2025-12-22 Listed $179,900 SW Michigan MLS
• 2025-12-22 Listed $179,900 REALCOMP
• 2025-12-22 Listed $179,900 MiRealSource-MiMLS
• 2025-09-12 Rental Removed $1,700 APPFOLIO
• 2025-09-05 Listed for Rent $1,700 APPFOLIO
• 2025-04-24 Rental Removed $1,700 APPFOLIO
• 2025-03-26 Listed for Rent $1,700 APPFOLIO
• 2024-05-25 Rental Removed $1,650 APPFOLIO
• 2024-05-08 Listed for Rent $1,650 APPFOLIO
• 2024-04-26 Rental Removed $1,650 APPFOLIO
• 2024-04-10 Listed for Rent $1,650 APPFOLIO
• 2024-04-10 Rental Removed $1,650 APPFOLIO
• 2024-01-07 Listed for Rent $1,650 APPFOLIO
• 2023-11-24 Rental Removed $1,650 APPFOLIO
• 2023-11-11 Price Changed $1,650 APPFOLIO
• 2023-09-27 Listed for Rent $1,800 APPFOLIO
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2009-06-26 Sold (MLS) $30,000 REALCOMP
• 2009-06-26 Sold (MLS) $30,000 SW Michigan MLS
• 2009-01-21 Listing Removed — REALCOMP
• 2008-11-26 Listed $49,000 REALCOMP
• 2008-11-26 Listed $49,000 SW Michigan MLS
• 2008-01-21 Listed $80,000 REALCOMP
• 2008-01-21 Listed $80,000 SW Michigan MLS
• 2008-01-11 Listing Removed — REALCOMP
• 2008-01-11 Listing Removed — SW Michigan MLS
• 2006-07-07 Listed $139,900 REALCOMP
• 2006-07-07 Listed $139,900 SW Michigan MLS
• 2003-08-15 Sold (MLS) $160,000 REALCOMP
• 2003-08-15 Sold (MLS) $160,000 SW Michigan MLS
• 2003-06-14 Listed $155,000 REALCOMP
• 2003-06-14 Listed $155,000 SW Michigan MLS
• 1999-10-07 Sold (MLS) $74,900 SW Michigan MLS
• 1999-04-12 Listed $79,900 SW Michigan MLS
• 1986-12-07 Listed $17,500 REALCOMP
• 1986-12-07 Listed $17,500 SW Michigan MLS
• 1985-11-18 Listed $20,000 REALCOMP
• 1985-11-18 Listed $20,000 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $2,519 · +3.0% YoY. Source: county tax records.