1926 Oakland Dr · Kalamazoo, MI 49008

$119,000

3 bd · 1.0 ba · 889 sqft · SingleFamily public records · 1 Days on market

Built 1875 6,098 sqft lot Est $187k · 36% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• 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

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1875

Property features AI

Finance

• Other: Residential property type
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Sewer: other
• Home design: Single-family residence; One and one-half story
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Lot approximately 0.14 acres; Lot dimensions listed as 6,098

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.0% 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; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 34y 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.
• Current owner paid $42k; list at $119k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1875 — 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: 1.12% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $186,690
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 W Maple St	0.33mi	3/2.0	880 (-1%)	5mo	$170,000	$193	75
1210 W Maple St	0.31mi	2/1.0 (-1)	986 (+11%)	22mo	$207,500	$210	44

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,095
• Equity at exit: $17,743

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,181
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$624
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $171

Break-even live

Break-even rent $1,110

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $239	-5% $205	+0% $171	+5% $138	+10% $104
Rent	-10% $67	-5% $119	+0% $171	+5% $224	+10% $276
Rate	-1.0pp $231	-0.5pp $202	base $171	+0.5pp $141	+1.0pp $109

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Pioneer St Unit 2 Kalamazoo, MI	2.0	1.0	870	$900	$1.03	14d	1	0.78mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	21d	2	0.85mi
1201 Greenwood Ave Unit 1 Kalamazoo, MI	2.0	2.0	1000	$1,200	$1.20	21d	1	1.04mi
620 Minor Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,075	$1.34	14d	1	1.05mi
515 Minor Ave Unit 2 Kalamazoo, MI	2.0	1.0	800	$1,125	$1.41	14d	1	1.09mi
444 Garland St Apt 3 Kalamazoo, MI	2.0	1.0	850	$1,075	$1.26	14d	1	1.13mi
611 Whites Rd Kalamazoo, MI	1.0–2.0	1.0	963	$1,449	$1.50	14d	4	1.15mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	14d	12	1.18mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	14d	1	1.26mi
3409 W Michigan Ave Unit 1 Kalamazoo, MI	2.0	1.5	884	$985	$1.11	14d	1	1.32mi
3403 Lowden St Kalamazoo, MI	3.0	1.0	840	$1,500	$1.79	14d	1	1.32mi
136 S Berkley St Kalamazoo, MI	2.0	1.0	840	$1,195	$1.42	21d	1	1.35mi
2321 Hazel Ave Kalamazoo, MI	2.0	1.0	698	$1,225	$1.76	21d	1	1.37mi
3614 Stadium Dr Kalamazoo, MI	1.0–3.0	1.0–2.0	928	$1,550	$1.67	14d	1	1.42mi
23 Ridgewood St Kalamazoo, MI	2.0	1.0	1100	$1,295	$1.18	21d	1	1.49mi

Listing history 18 events

1. 2026-05-15
   status Pending

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

2. 2026-05-15
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

3. 2026-05-14
   listed $119,000 Active

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

4. 2026-05-14
   listed $119,000 Active 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

5. 2014-09-25
   historical
6. 2014-09-15
   historical
7. 2006-12-12
   historical
8. 2006-06-29
   listed $114,900
9. 2006-06-29
   listed $114,900
10. 1997-11-07
    listed $76,500
11. 1997-11-07
    listed $76,500
12. 1997-11-07
    historical
13. 1997-05-22
    listed $76,500
14. 1997-05-22
    listed $76,500
15. 1992-12-02
    soldstatus $41,500
16. 1992-12-02
    soldstatus $41,500
17. 1992-06-05
    listed $44,900
18. 1992-06-05
    listed $44,900

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/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 ≥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: $15,930
• − Mortgage interest: −$6,666
• − Property taxes: −$2,444
• − Insurance: −$595
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,462
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,006/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

+165.0% since first listed

18 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-14 Listed $119,000 MiRealSource-MiMLS
• 2026-05-14 Listed $119,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2006-12-12 Listing Removed — REALCOMP
• 2006-06-29 Listed $114,900 REALCOMP
• 2006-06-29 Listed $114,900 SW Michigan MLS
• 1997-11-07 Listing Removed — REALCOMP
• 1997-11-07 Listed $76,500 SW Michigan MLS
• 1997-11-07 Listed $76,500 REALCOMP
• 1997-05-22 Listed $76,500 REALCOMP
• 1997-05-22 Listed $76,500 SW Michigan MLS
• 1992-12-02 Sold (MLS) $41,500 REALCOMP
• 1992-12-02 Sold (MLS) $41,500 SW Michigan MLS
• 1992-06-05 Listed $44,900 REALCOMP
• 1992-06-05 Listed $44,900 SW Michigan MLS

Property tax history

+3.9%/yr

Latest (2025): $2,444 · +3.0% YoY. Source: county tax records.