911 Porter St · Kalamazoo, MI 49007

$119,000

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 22 Days on market

Built 1875 2,178 sqft lot Est $107k · 12% over

---

Why this score? — see what drove the D+ 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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

Key facts

• New furnace
• New kitchen
• New plumbing

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW FRONT DECK
• NEW FURNACE
• NEW ELECTRICAL
• NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 soft (-0.8%/yr); 77 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); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 36% of the median local income ($39k/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 $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

• It's been on market 22 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $119k implies a 164% 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 $117,215 (1.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $106,722
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Porter St	0.00mi	2/1.0	750 (+3%)	2mo	$110,000	$147	93
1623 Krom St	0.54mi	2/1.0	784 (+8%)	8mo	$97,500	$124	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-13,494
• Equity at exit: $17,743

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-13,301
• 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 49007

• Rents YoY: -0.8%
• Active inventory: 77
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$624
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $146

Break-even live

Break-even rent $1,009

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $213	-5% $179	+0% $146	+5% $112	+10% $78
Rent	-10% $51	-5% $99	+0% $146	+5% $193	+10% $240
Rate	-1.0pp $206	-0.5pp $176	base $146	+0.5pp $115	+1.0pp $84

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
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.30mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	21d	1	0.95mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	21d	1	0.95mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	21d	1	1.01mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	14d	1	1.02mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	14d	1	1.04mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	14d	1	1.12mi
1809 Humphrey St Unit 12 Kalamazoo, MI	1.0	1.0	634	$805	$1.27	14d	1	1.12mi
809 W Cedar St Unit 2 Kalamazoo, MI	1.0	1.0	600	$795	$1.32	21d	1	1.21mi
708 Mills St Unit 7 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	14d	1	1.22mi
1536 Henson Ave Unit 4 Kalamazoo, MI	2.0	1.0	575	$995	$1.73	21d	1	1.24mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	14d	12	1.32mi
603 W Vine St Unit 4 Kalamazoo, MI	1.0	1.0	657	$875	$1.33	14d	1	1.33mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,182	$1.30	14d	13	1.39mi
621 Washburn Ave Kalamazoo, MI	2.0	1.0	720	$1,300	$1.81	21d	1	1.48mi

Listing history 36 events

1. 2026-03-19
   status Pending 840-char remark

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

2. 2026-03-19
   status Pending 840-char remark

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

3. 2026-03-19
   status Pending

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

4. 2026-03-19
   historical Active Under Contract 840-char remark

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

5. 2026-03-19
   historical Accepting Backup Offers 840-char remark

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

6. 2026-03-19
   historical Active - Backup Offers Accepted

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

7. 2026-03-14
   price $119,000 840-char remark

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

8. 2026-03-13
   price $119,000 840-char remark

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

9. 2026-03-13
   price $119,000

   Show marketing remark (840 chars)

   Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

10. 2026-03-12
    price $129,500 840-char remark

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

11. 2026-03-12
    price $129,500 840-char remark

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

12. 2026-03-12
    price $129,500

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

13. 2026-03-09
    price $129,900 840-char remark

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

14. 2026-03-09
    price $129,900 840-char remark

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

15. 2026-03-09
    price $129,900

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

16. 2026-02-24
    listed $134,900 Active 840-char remark

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

17. 2026-02-24
    listed $134,900 Active 840-char remark

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

18. 2026-02-24
    listed $134,900 Active

    Show marketing remark (840 chars)

    Welcome to this beautifully renovated 2-bedroom, 1-bath home in the heart of Downtown Kalamazoo. This move-in-ready property features a brand-new kitchen and bathroom, fresh paint throughout, updated lighting, and a newly built front deck. In addition to the cosmetic updates, the home offers peace of mind with a new furnace, new electrical, new plumbing, a new water heater, and a new roof. Located in an up-and-coming downtown area, this home is surrounded by new construction and continued investment, making it an excellent opportunity to own in a growing market. Whether you're a first-time homebuyer or an investor looking to capitalize on Kalamazoo's momentum, this property offers both lifestyle and long-term value. Don't miss your chance to purchase a standout home in one of Kalamazoo's most exciting and evolving neighborhoods.

19. 2024-09-18
    soldstatus $45,000 Sold
20. 2024-09-18
    soldstatus $45,000 Sold
21. 2024-09-18
    soldstatus $45,000 Closed
22. 2024-08-09
    status Pending
23. 2024-08-09
    status Pending
24. 2024-08-09
    status Pending
25. 2024-07-30
    listed $49,900 Active
26. 2024-07-30
    listed $49,900 Active
27. 2024-07-30
    listed $49,900 Active
28. 2023-08-16
    soldstatus $19,250 Sold
29. 2023-08-16
    soldstatus $19,250 Closed
30. 2023-08-16
    soldstatus $19,250 Sold
31. 2023-08-02
    status Pending
32. 2023-08-02
    status Pending
33. 2023-08-02
    status Pending
34. 2023-07-13
    listed Active
35. 2023-07-13
    listed Active
36. 2023-07-13
    listed Active

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,657 · $138/mo
• Expected delta: +$176/yr (+$15/mo · 11.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $14,321
• − Mortgage interest: −$6,666
• − Property taxes: −$1,481
• − Insurance: −$595
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,462
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,791/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): 9,836
• Household income: $39,344
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 816.0

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 0.61)
• Race & ethnicity: White 44% Black 44% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Arabic 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: ▼ -68.80%
• Current HPI: 112.4973
• Rent YoY: ▼ -0.85%
• 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

+518.2% since first listed

36 events — show timeline

• 2026-03-19 Pending — MiRealSource-MiMLS
• 2026-03-19 Pending — REALCOMP
• 2026-03-19 Pending — SW Michigan MLS
• 2026-03-19 Contingent — REALCOMP
• 2026-03-19 Contingent — MiRealSource-MiMLS
• 2026-03-19 Contingent — SW Michigan MLS
• 2026-03-14 Price Changed $119,000 MiRealSource-MiMLS
• 2026-03-13 Price Changed $119,000 REALCOMP
• 2026-03-13 Price Changed $119,000 SW Michigan MLS
• 2026-03-12 Price Changed $129,500 MiRealSource-MiMLS
• 2026-03-12 Price Changed $129,500 REALCOMP
• 2026-03-12 Price Changed $129,500 SW Michigan MLS
• 2026-03-09 Price Changed $129,900 MiRealSource-MiMLS
• 2026-03-09 Price Changed $129,900 REALCOMP
• 2026-03-09 Price Changed $129,900 SW Michigan MLS
• 2026-02-24 Listed $134,900 SW Michigan MLS
• 2026-02-24 Listed $134,900 REALCOMP
• 2026-02-24 Listed $134,900 MiRealSource-MiMLS
• 2024-09-18 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2024-09-18 Sold (MLS) $45,000 SW Michigan MLS
• 2024-09-18 Sold (MLS) $45,000 REALCOMP
• 2024-08-09 Pending — REALCOMP
• 2024-08-09 Pending — MiRealSource-MiMLS
• 2024-08-09 Pending — SW Michigan MLS
• 2024-07-30 Listed $49,900 MiRealSource-MiMLS
• 2024-07-30 Listed $49,900 SW Michigan MLS
• 2024-07-30 Listed $49,900 REALCOMP
• 2023-08-16 Sold (MLS) $19,250 SW Michigan MLS
• 2023-08-16 Sold (MLS) $19,250 MiRealSource-MiMLS
• 2023-08-16 Sold (MLS) $19,250 REALCOMP
• 2023-08-02 Pending — REALCOMP
• 2023-08-02 Pending — MiRealSource-MiMLS
• 2023-08-02 Pending — SW Michigan MLS
• 2023-07-13 Listed — SW Michigan MLS
• 2023-07-13 Listed — MiRealSource-MiMLS
• 2023-07-13 Listed — REALCOMP

Property tax history

+27.3%/yr

Latest (2025): $1,481 · -41.2% YoY. Source: county tax records.