801 Best St · Vicksburg, MI 49097

$74,500

1 bd · 1.0 ba · 729 sqft · SingleFamily public records · 95 Days on market

Built 1960 0.83 ac lot $102/sqft · 54% below area ↓ 7% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

Key facts

• 0.83 acre lot
• Built 1960
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.9% in Vicksburg — 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 (#137 in MI, #3,361 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Vicksburg Community Schools (suburban): math 42% / reading 56% proficiency, ranked #100 of 540 in MI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent is only 15% of the median local income ($88k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.51% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

• ARV (median comp): $163,334
• List price: $74,500
• Delta: -54.39%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $9,660
• Equity at exit: $11,108

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $36,496
• Equity at exit: $6,441

Cash invested: $20,860 (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 49097

• Active inventory: 141
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $341

Break-even live

Break-even rent $692

Max offer price $74,500

Occupancy floor 65%

Sensitivity live

Price	-10% $383	-5% $362	+0% $341	+5% $320	+10% $298
Rent	-10% $252	-5% $296	+0% $341	+5% $385	+10% $429
Rate	-1.0pp $378	-0.5pp $360	base $341	+0.5pp $321	+1.0pp $302

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 W Maple St Vicksburg, MI	2.0	1.0	700	$1,250	$1.79	44d	1	0.67mi
343 Frakes St Vicksburg, MI	1.0	1.0	700	$1,065	$1.52	14d	3	1.10mi

Listing history 6 events

1. 2026-04-07
   price $74,500 651-char remark

   Show marketing remark (651 chars)

   * * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

2. 2026-04-06
   price $74,500 651-char remark

   Show marketing remark (651 chars)

   * * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

3. 2026-04-06
   price $74,500

   Show marketing remark (651 chars)

   * * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

4. 2026-02-14
   listed $79,700 Active 651-char remark

   Show marketing remark (651 chars)

   * * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

5. 2026-02-14
   listed $79,700 Active 651-char remark

   Show marketing remark (651 chars)

   * * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

6. 2026-02-14
   listed $79,700 Active

   Show marketing remark (651 chars)

   * * Value-add Vanguard * * This investor special has strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity. The sale of this property comes with three lots, parcel numbers: 15-19-100-015, 15-19-105-015, and 15-19-105-016 making this property 0.83 acres.

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $1,497 · $125/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 ≥99°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: $13,475
• − Mortgage interest: −$4,173
• − Property taxes: −$1,497
• − Insurance: −$372
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,167
• Taxable income: $3,109
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,341/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: Vicksburg Community Schools
• NCES district ID: 2634950
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $59,299
• Composite: 42.79/100
• National rank: #3146
• State rank: #100 of 540 in MI

Livability — Vicksburg

• Score: 76/100
• State rank: #137
• US rank: #3361

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kalamazoo County · 224,317 people
• City population: 11,754
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 11,754
• Household income: $88,208
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 110.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 9% Romanian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -136.53%
• Current HPI: 196.1338
• Rent YoY: —
• 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

-6.5% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $74,500 MiRealSource-MiMLS
• 2026-04-06 Price Changed $74,500 REALCOMP
• 2026-04-06 Price Changed $74,500 SW Michigan MLS
• 2026-02-14 Listed $79,700 REALCOMP
• 2026-02-14 Listed $79,700 SW Michigan MLS
• 2026-02-14 Listed $79,700 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $1,497 · +56.3% YoY. Source: county tax records.