905 Bryant St · Kalamazoo, MI 49001

$89,900

2 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 4 Days on market

Built 1941 3,920 sqft lot Est $133k · 32% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * * Offers Due by Friday 5/22 @ 5:00 PM * * * * * This charming Kalamazoo city home offers comfort, convenience, and character all in one! Featuring 2 bedrooms and 1 full bath, this cozy home showcases hardwood floors, a nicely painted exterior, and a bright sun porch perfect for morning coffee or extra living space. The functional kitchen maximizes the footprint while the fenced backyard provides room to relax, garden, or entertain. A detached garage with additional storage and convenient rear alley access adds extra versatility. Ideally located near schools, restaurants, shopping, and everyday amenities, with quick access around the city. A great opportunity for first-time buyers, downsizers, or investors alike! Please note that property is being sold in AS IS condition.

Key facts

• Sun porch
• Rear alley access
• Fenced backyard

Tags

• HARDWOOD FLOORS
• SUN PORCH
• FENCED BACKYARD
• DETACHED GARAGE
• REAR ALLEY ACCESS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Traditional single-family residence; Built in 1941; Public water
• Construction: Wood siding construction
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator; Dryer
• Bathrooms: 1 full bathroom; 9 half bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Wood-burning fireplace; 6 total rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.7% 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 14d 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 ($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 $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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.62%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $132,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Lane Blvd	0.14mi	3/2.0 (+1)	1,319 (+2%)	4mo	$135,500	$103	77
1118 Lane Blvd	0.15mi	3/1.0 (+1)	1,342 (+4%)	6mo	$156,000	$116	76
1612 E Stockbridge Ave	0.59mi	3/1.5 (+1)	1,301 (+1%)	4mo	$156,500	$120	61
1312 March St	0.53mi	3/1.0 (+1)	1,250 (-3%)	7mo	$54,000	$43	59
1705 Roseland Ave	0.64mi	3/1.0 (+1)	1,220 (-5%)	1mo	$155,000	$127	55
1506 Lane Blvd	0.38mi	3/1.0 (+1)	1,113 (-14%)	2mo	$105,000	$94	53
1626 Lane Blvd	0.48mi	3/1.0 (+1)	1,144 (-11%)	2mo	$185,000	$162	52
516 E Alcott St	0.32mi	3/1.0 (+1)	1,098 (-15%)	6mo	$112,780	$103	50
1721 Egleston Ave	0.63mi	3/1.5 (+1)	1,186 (-8%)	2mo	$115,000	$97	48
923 Stockbridge Ave	0.41mi	3/2.0 (+1)	1,461 (+13%)	3mo	$148,000	$101	47
1116 March St	0.66mi	3/2.0 (+1)	1,396 (+8%)	4mo	$69,900	$50	44
1519 E Stockbridge Ave	0.57mi	3/1.5 (+1)	1,121 (-13%)	4mo	$95,000	$85	41

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: 24.2%
• Equity multiple: 2.04×
• Total profit: $26,255
• Equity at exit: $13,404

10-year hold

• IRR: 34.2%
• Equity multiple: 4.65×
• Total profit: $91,817
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$471
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $558

Break-even live

Break-even rent $773

Max offer price $89,900

Occupancy floor 57%

Sensitivity live

Price	-10% $609	-5% $584	+0% $558	+5% $533	+10% $507
Rent	-10% $441	-5% $500	+0% $558	+5% $617	+10% $675
Rate	-1.0pp $604	-0.5pp $581	base $558	+0.5pp $535	+1.0pp $511

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	14d	1	0.79mi
2725 S Burdick St Kalamazoo, MI	2.0	1.0	1000	$1,250	$1.25	14d	1	0.81mi
23 Ridgewood St Kalamazoo, MI	2.0	1.0	1100	$1,295	$1.18	21d	1	0.89mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	21d	2	1.10mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	21d	1	1.12mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	14d	2	1.22mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	14d	12	1.39mi
611 Whites Rd Kalamazoo, MI	1.0–2.0	1.0	963	$1,449	$1.50	14d	4	1.49mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	14d	1	1.50mi

Listing history 3 events

1. 2026-05-20
   listed $89,900 Active

   Show marketing remark (791 chars)

   * * * Offers Due by Friday 5/22 @ 5:00 PM * * * * * This charming Kalamazoo city home offers comfort, convenience, and character all in one! Featuring 2 bedrooms and 1 full bath, this cozy home showcases hardwood floors, a nicely painted exterior, and a bright sun porch perfect for morning coffee or extra living space. The functional kitchen maximizes the footprint while the fenced backyard provides room to relax, garden, or entertain. A detached garage with additional storage and convenient rear alley access adds extra versatility. Ideally located near schools, restaurants, shopping, and everyday amenities, with quick access around the city. A great opportunity for first-time buyers, downsizers, or investors alike! Please note that property is being sold in AS IS condition.

2. 2026-05-20
   listed $89,900 Active 791-char remark

   Show marketing remark (791 chars)

   * * * Offers Due by Friday 5/22 @ 5:00 PM * * * * * This charming Kalamazoo city home offers comfort, convenience, and character all in one! Featuring 2 bedrooms and 1 full bath, this cozy home showcases hardwood floors, a nicely painted exterior, and a bright sun porch perfect for morning coffee or extra living space. The functional kitchen maximizes the footprint while the fenced backyard provides room to relax, garden, or entertain. A detached garage with additional storage and convenient rear alley access adds extra versatility. Ideally located near schools, restaurants, shopping, and everyday amenities, with quick access around the city. A great opportunity for first-time buyers, downsizers, or investors alike! Please note that property is being sold in AS IS condition.

3. 2026-05-20
   listed $89,900 Active 791-char remark

   Show marketing remark (791 chars)

   * * * Offers Due by Friday 5/22 @ 5:00 PM * * * * * This charming Kalamazoo city home offers comfort, convenience, and character all in one! Featuring 2 bedrooms and 1 full bath, this cozy home showcases hardwood floors, a nicely painted exterior, and a bright sun porch perfect for morning coffee or extra living space. The functional kitchen maximizes the footprint while the fenced backyard provides room to relax, garden, or entertain. A detached garage with additional storage and convenient rear alley access adds extra versatility. Ideally located near schools, restaurants, shopping, and everyday amenities, with quick access around the city. A great opportunity for first-time buyers, downsizers, or investors alike! Please note that property is being sold in AS IS condition.

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,301 · $108/mo
• Expected delta: +$84/yr (+$7/mo · 6.9%)

ⓘ 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 ≥98°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: $17,751
• − Mortgage interest: −$5,036
• − Property taxes: −$1,217
• − Insurance: −$450
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,615
• Taxable income: $5,593
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,357/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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $89,900 MiRealSource-MiMLS
• 2026-05-20 Listed $89,900 REALCOMP
• 2026-05-20 Listed $89,900 SW Michigan MLS

Property tax history

+3.9%/yr

Latest (2025): $1,217 · +3.0% YoY. Source: county tax records.