6082 E V Ave · Vicksburg, MI 49097

$170,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 3 Days on market

Built 1988 0.51 ac lot Est $213k · 20% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• 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

Nestled in a beautiful private setting within the Vicksburg School District, this 4-bedroom, 2-bath home offers over 1,500 square feet of comfortable living space. The property features a newer one-car garage and additional outbuilding for storage or hobbies, and a fenced backyard perfect for pets, play, or outdoor entertaining. Enjoy the peaceful surroundings while still being conveniently located near local amenities. A great opportunity to enjoy privacy, space, and convenience all in one location!

Key facts

• Two outbuildings
• Private setting
• Newer one-car garage

Tags

• VICKSBURG SCHOOL DISTRICT
• NEWER ONE-CAR GARAGE
• TWO OUTBUILDINGS
• FENCED BACKYARD
• PRIVATE SETTING
• PEACEFUL SURROUNDINGS

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Private well; Natural gas available and connected; Electricity available
• Home design: Ranch-style home; Single-story; Residential property; Built in 1988
• Construction: Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Paved road access; Shed(s); Pole barn

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen layout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; 7 total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.6% vs local median 3.5% 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; 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 $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 21y 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 $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $170,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $213,192
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13114 Brockway Blvd	0.21mi	3/2.0 (-1)	1,378 (-9%)	10mo	$194,900	$141	62

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,693
• Equity at exit: $25,348

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $20,917
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $328

Break-even live

Break-even rent $1,352

Max offer price $170,000

Occupancy floor 76%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   statusdays on market $170,000 Pending 3 DOM
2. 2026-05-31
   days on market $170,000 Active 2 DOM
3. 2026-05-30
   remarks 505-char remark
4. 2026-05-30
   listed $170,000 Active 1 DOM

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,941 · $162/mo
• Expected delta: +$677/yr (+$56/mo · 53.5%)

ⓘ 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: $21,201
• − Mortgage interest: −$9,523
• − Property taxes: −$1,265
• − Insurance: −$850
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$4,945
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,642/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

+221.4% since first listed

54 events — show timeline

• 2026-05-29 Listed $170,000 SW Michigan MLS
• 2026-05-29 Listed $170,000 MiRealSource-MiMLS
• 2026-05-29 Listed $170,000 REALCOMP
• 2023-12-07 Sold (Public Records) $129,900 Public Records
• 2023-11-28 Sold (MLS) $129,900 SW Michigan MLS
• 2023-11-28 Sold (MLS) $129,900 MiRealSource-MiMLS
• 2023-11-28 Sold (MLS) $129,900 REALCOMP
• 2023-09-21 Pending — REALCOMP
• 2023-09-21 Pending — MiRealSource-MiMLS
• 2023-09-21 Pending — SW Michigan MLS
• 2023-09-14 Price Changed $129,900 MiRealSource-MiMLS
• 2023-09-13 Price Changed $129,900 REALCOMP
• 2023-09-13 Price Changed $129,900 SW Michigan MLS
• 2023-09-07 Listed $139,900 SW Michigan MLS
• 2023-09-07 Listed $139,900 MiRealSource-MiMLS
• 2023-09-07 Listed $139,900 REALCOMP
• 2022-07-25 Sold (Public Records) $55,000 Public Records
• 2022-07-01 Sold (MLS) $55,000 SW Michigan MLS
• 2022-07-01 Sold (MLS) $55,000 REALCOMP
• 2022-05-27 Listed $55,000 MiRealSource-MiMLS
• 2022-05-27 Listed $55,000 SW Michigan MLS
• 2022-05-27 Listed $55,000 REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2008-12-31 Listing Removed — REALCOMP
• 2008-09-29 Listed $65,000 REALCOMP
• 2008-09-29 Listed $65,000 SW Michigan MLS
• 2008-09-27 Listing Removed — REALCOMP
• 2008-06-27 Listed $69,900 REALCOMP
• 2008-06-27 Listed $69,900 SW Michigan MLS
• 2008-06-26 Listing Removed — REALCOMP
• 2008-04-07 Listing Removed — SW Michigan MLS
• 2008-04-07 Listed $69,900 REALCOMP
• 2008-04-07 Listed $69,900 SW Michigan MLS
• 2007-07-18 Listed $69,900 SW Michigan MLS
• 2007-07-18 Listed $69,900 REALCOMP
• 2006-11-13 Listing Removed — SW Michigan MLS
• 2006-09-18 Listed $89,900 SW Michigan MLS
• 2006-09-18 Listed $89,900 REALCOMP
• 2005-08-18 Sold (MLS) $38,900 REALCOMP
• 2005-08-18 Sold (MLS) $38,900 SW Michigan MLS
• 2005-07-01 Listed $38,900 REALCOMP
• 2005-07-01 Listed $38,900 SW Michigan MLS
• 2005-06-30 Listing Removed — SW Michigan MLS
• 2005-03-19 Listed $38,900 SW Michigan MLS
• 2005-03-19 Listed $38,900 REALCOMP
• 2005-03-15 Listing Removed — SW Michigan MLS
• 2005-01-06 Listed $52,900 SW Michigan MLS
• 2005-01-06 Listed $52,900 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $1,265 · +7.0% YoY. Source: county tax records.