920 N Rose St · Kalamazoo, MI 49007

$90,000

2 bd · 1.5 ba · 978 sqft · SingleFamily public records · 42 Days on market

Built 1885 0.27 ac lot Est $103k · 12% 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 +27.5/30.0
• ARV discount +13.1/15.0
• DSCR +9.6/10.0
• 1% rule +9.0/10.0
• 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

Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

Key facts

• New floors
• New siding
• New water heater

Tags

• WHOLE HOUSE RENOVATION
• NEW SIDING
• NEW ROOF
• NEW HIGH EFFICIENCY HVAC
• NEW WATER HEATER
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.4% 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.
• Zoned schools: Milwood Elementary School (376 students, 82% FRL); Linden Grove Middle School (math 30% / reading 70%, grade C, #125 of 493 statewide, top 25%, 705 students, 69% FRL); Kalamazoo Central High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 1,612 students, 64% FRL).
• Market conditions: Rents soft (-0.8%/yr); 77 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 38% of the median local income ($39k/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 $622 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: property tax is 2.9% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.40% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $102,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 N Church St	0.09mi	3/1.0 (+1)	958 (-2%)	3mo	$53,000	$55	82
112 E Bush St	0.15mi	2/1.0	1,018 (+4%)	18mo	$68,000	$67	69
610 Bosker Ave	0.48mi	2/1.0	1,000 (+2%)	6mo	$37,000	$37	67
1530 N Park St	0.46mi	3/1.0 (+1)	1,018 (+4%)	0mo	$110,500	$109	65
636 Mabel St	0.42mi	3/1.5 (+1)	958 (-2%)	9mo	$118,900	$124	64
1520 N Park St	0.44mi	3/1.0 (+1)	1,000 (+2%)	12mo	$105,000	$105	59
311 Bessie St	0.29mi	3/1.0 (+1)	900 (-8%)	10mo	$70,000	$78	58
1628 N Edwards St	0.55mi	2/1.0	919 (-6%)	13mo	$89,500	$97	52
916 Hawley St	0.68mi	2/1.0	900 (-8%)	6mo	$112,000	$124	48
1119 Woodward Ave	0.60mi	2/1.0	918 (-6%)	19mo	$132,400	$144	44
1127 Woodward Ave	0.61mi	2/1.0	886 (-9%)	16mo	$132,500	$150	40
219 Old Orchard Pl	0.63mi	3/1.0 (+1)	1,120 (+14%)	15mo	$66,500	$59	27

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,285
• Equity at exit: $13,419

10-year hold

• IRR: 4.3%
• Equity multiple: 1.27×
• Total profit: $6,723
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$472
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $265

Break-even live

Break-even rent $925

Max offer price $90,000

Occupancy floor 74%

Sensitivity live

Price	-10% $316	-5% $291	+0% $265	+5% $240	+10% $215
Rent	-10% $166	-5% $216	+0% $265	+5% $315	+10% $365
Rate	-1.0pp $311	-0.5pp $288	base $265	+0.5pp $242	+1.0pp $218

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	22d	1	0.29mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	22d	1	0.52mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	22d	1	0.65mi
266 E Michigan Ave Unit 402 Kalamazoo, MI	1.0	1.5	900	$1,895	$2.11	22d	1	0.66mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	22d	1	0.70mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	22d	1	0.70mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	22d	1	0.75mi
232 Woodward Ave Apt 1 Kalamazoo, MI	1.0	1.0	800	$1,199	$1.50	22d	1	0.76mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	15d	1	0.77mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	22d	1	0.81mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	15d	1	0.81mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	15d	1	1.00mi
809 W Cedar St Unit 2 Kalamazoo, MI	1.0	1.0	600	$795	$1.32	22d	1	1.05mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	22d	1	1.18mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	15d	12	1.21mi
603 W Vine St Unit 4 Kalamazoo, MI	1.0	1.0	657	$875	$1.33	15d	1	1.22mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	22d	1	1.27mi
620 Minor Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,075	$1.34	15d	1	1.34mi
515 Minor Ave Unit 2 Kalamazoo, MI	2.0	1.0	800	$1,125	$1.41	15d	1	1.36mi
1014 Hazard Ave Unit 3 Kalamazoo, MI	1.0	1.0	780	$950	$1.22	15d	1	1.36mi
708 Mills St Unit 7 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	15d	1	1.41mi
525 Sprague Ave Unit 1 Kalamazoo, MI	1.0	1.0	525	$810	$1.54	22d	1	1.43mi
1809 Humphrey St Unit 12 Kalamazoo, MI	1.0	1.0	634	$805	$1.27	15d	1	1.43mi
513 Wheaton Ave Unit 2 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	15d	1	1.43mi
414 Trimble Ave Kalamazoo, MI	2.0	1.0	764	$1,300	$1.70	15d	1	1.48mi

Listing history 10 events

1. 2026-03-20
   status Pending 659-char remark

   Show marketing remark (660 chars)

   Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

2. 2026-03-20
   status Pending 660-char remark

   Show marketing remark (660 chars)

   Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

3. 2026-03-20
   status Pending

   Show marketing remark (660 chars)

   Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

4. 2026-02-06
   listed $90,000 Active 660-char remark

   Show marketing remark (659 chars)

   Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

5. 2026-02-06
   listed $90,000 Active 659-char remark

   Show marketing remark (659 chars)

   Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

6. 2026-02-06
   listed $90,000 Active

   Show marketing remark (659 chars)

   Don't pass up the opportunity to own this awesome home renovated by Kalamazoo Neighborhood Housing! Currently undergoing a whole house renovation top to bottom, this house will be ready to move into in late March. When finished, this two bedroom, one and a half bath with laundry will have new siding, doors and windows, new roof, new high efficiency HVAC/AC and water heater, new floors, paint, cabinetry, and stainless steel appliances. It will be a completely lead safe home! Home availability is restricted to buyers whose income falls below 80% of the Area Median Income (AMI). If you are not quite ready to buy, KNHS offers a lease - to purchase option.

7. 2023-07-26
   historical
8. 2023-07-26
   historical
9. 2023-07-13
   listed Active
10. 2023-07-13
    listed Active

ⓘ 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: $2,652 · $221/mo
• Projected year-2 tax: $2,652 · $221/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 2/10 Low FEMA zone X (unshaded) · 9% 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: $15,128
• − Mortgage interest: −$5,041
• − Property taxes: −$2,652
• − Insurance: −$450
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,618
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $2,719/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

+0.0% since first listed

10 events — show timeline

• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-03-20 Pending — SW Michigan MLS
• 2026-02-06 Listed $90,000 REALCOMP
• 2026-02-06 Listed $90,000 SW Michigan MLS
• 2026-02-06 Listed $90,000 MiRealSource-MiMLS
• 2023-07-26 Listing Removed — MiRealSource-MiMLS
• 2023-07-26 Listing Removed — REALCOMP
• 2023-07-13 Listed — MiRealSource-MiMLS
• 2023-07-13 Listed — REALCOMP

Property tax history

+17.5%/yr

Latest (2024): $2,652 · -35.3% YoY. Source: county tax records.