304 E Prairie St · Brady, MI 49097

$189,900

4 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 63 Days on market

Built 1870 0.40 ac lot $136/sqft · 11% above area Est $210k · 10% under ↓ 5% since listing

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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 +17.5/30.0
• ARV discount +11.9/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

Key facts

• Kitchenette
• Formal dining room
• Parlor doors

Tags

• ORIGINAL HARD WOOD FLOORS
• PARLOR DOORS
• CLAW FOOT TUB
• FORMAL DINING ROOM
• BACK PORCH
• KITCHENETTE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (7.8% below list).
• Recommended offer: $175k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; solid renter incomes; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 63 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,125 (7.8% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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. 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: 0.92% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $210,424
• List price: $189,900
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 E Division St	0.18mi	3/1.0 (-1)	1,400 (+0%)	9mo	$195,000	$139	78
307 E State St	0.09mi	3/1.0 (-1)	1,440 (+3%)	9mo	$120,000	$83	78
419 E Vine St	0.25mi	3/1.5 (-1)	1,408 (+1%)	5mo	$225,000	$160	75
432 E Vine St	0.25mi	3/2.0 (-1)	1,448 (+4%)	3mo	$247,000	$171	70
401 E Prairie St	0.10mi	3/2.0 (-1)	1,532 (+10%)	0mo	$211,000	$138	70
621 State St	0.32mi	3/1.0 (-1)	1,428 (+2%)	8mo	$210,000	$147	69
327 Prairie St	0.06mi	3/1.5 (-1)	1,286 (-8%)	15mo	$191,000	$149	65
136 S Mill St	0.38mi	3/1.0 (-1)	1,533 (+10%)	5mo	$157,000	$102	56
114 E Park St	0.27mi	3/1.5 (-1)	1,510 (+8%)	19mo	$87,000	$58	51
614 State St	0.30mi	3/1.0 (-1)	1,192 (-14%)	13mo	$165,000	$138	46
509 S Michigan Ave	0.40mi	3/1.5 (-1)	1,590 (+14%)	7mo	$211,000	$133	45
734 Best St	0.59mi	3/1.0 (-1)	1,300 (-7%)	13mo	$180,000	$138	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-21,588
• Equity at exit: $28,315

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,025
• Equity at exit: $16,419

Cash invested: $53,172 (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 49097

• Active inventory: 141
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $144

Break-even live

Break-even rent $1,568

Max offer price $189,900

Occupancy floor 87%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $189,900 Active 63 DOM
2. 2026-06-17
   days on market $189,900 Active 62 DOM
3. 2026-06-16
   days on market $189,900 Active 61 DOM
4. 2026-06-15
   days on market $189,900 Active 60 DOM
5. 2026-06-14
   days on market $189,900 Active 58 DOM
6. 2026-06-13
   days on market $189,900 Active 57 DOM
7. 2026-06-10
   days on market $189,900 Active 55 DOM
8. 2026-06-09
   days on market $189,900 Active 54 DOM
9. 2026-06-08
   days on market $189,900 Active 53 DOM
10. 2026-06-07
    days on market $189,900 Active 52 DOM
11. 2026-06-03
    days on market $189,900 Active 48 DOM
12. 2026-06-02
    days on market $189,900 Active 47 DOM
13. 2026-06-01
    days on market $189,900 Active 46 DOM
14. 2026-05-31
    days on market $189,900 Active 45 DOM
15. 2026-05-30
    days on market $189,900 Active 44 DOM
16. 2026-04-28
    price $189,900 810-char remark

    Show marketing remark (813 chars)

    Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

17. 2026-04-28
    price $189,900 813-char remark

    Show marketing remark (813 chars)

    Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

18. 2026-04-28
    price $189,900

    Show marketing remark (813 chars)

    Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

19. 2026-04-16
    listed $199,900 Active 813-char remark

    Show marketing remark (810 chars)

    Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

20. 2026-04-16
    listed $199,900 Active 810-char remark

    Show marketing remark (810 chars)

    Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

21. 2026-04-16
    listed $199,900 Active

    Show marketing remark (810 chars)

    Great opportunity to live within in the Village of Vicksburg at an affordable price! Spacious fixer-upper has original hard wood floors, parlor doors lead to primary suite and main bath has claw foot tub! Formal dining room is open to the living room. Back porch has dryer hook-up and with a little plumbing the washer could be moved there too. Upstairs has 2 large bedrooms, kitchenette and 2nd full bath. New furnace 12-2025 and electric service was updated in recent years. You'll love the wrap around porch 1 1/2 car detached garage with electric opener and . 4 acre yard! Within walking distance of everything the Village of Vicksburg has to offer! Convenient to shopping, eateries and special events held in the Village all year long! Selling in as-is condition. Buyer and agent to verify square footage.

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: +$478/yr (+$40/mo · 24.3%)

ⓘ 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 3/10 Moderate 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: $21,015
• − Mortgage interest: −$10,637
• − Property taxes: −$1,968
• − Insurance: −$950
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$5,524
• Taxable loss: −$1,427
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $2,076/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 — Brady

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vicksburg, MI
• County: Kalamazoo County · 224,317 people
• 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

-5.0% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $189,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $189,900 REALCOMP
• 2026-04-28 Price Changed $189,900 SW Michigan MLS
• 2026-04-16 Listed $199,900 REALCOMP
• 2026-04-16 Listed $199,900 SW Michigan MLS
• 2026-04-16 Listed $199,900 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $1,968 · +225.2% YoY. Source: county tax records.