11102 S 34th St · Scotts, MI 49097

$215,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 169 Days on market

Built 1964 2.90 ac lot $160/sqft · 28% below area Est $298k · 28% under ↓ 27% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

Key facts

• Walkout basement
• Horse shoe drive
• Steel roof

Tags

• 2.9 ACRES
• STEEL ROOF
• HORSE SHOE DRIVE
• CORNER LOT
• STORAGE BARN
• WALKOUT BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (26.7% below list).
• Recommended offer: $158k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 169 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $80k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,582 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (median comp): $297,938
• List price: $215,000
• Delta: -27.84%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10797 E T Ave	0.64mi	3/1.0	1,410 (+5%)	21mo	$281,000	$199	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-46,063
• Equity at exit: $32,057

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-54,608
• Equity at exit: $18,589

Cash invested: $60,200 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$90
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-176

Break-even live

Break-even rent $1,799

Max offer price $183,914

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-16
   status Pending 368-char remark

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

2. 2026-05-16
   status Pending 368-char remark

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

3. 2026-05-16
   status Pending

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

4. 2026-05-04
   price $215,000 368-char remark

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

5. 2026-05-04
   price $215,000 368-char remark

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

6. 2026-05-04
   price $215,000

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

7. 2026-03-31
   price $220,000 368-char remark

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

8. 2026-03-31
   price $220,000 368-char remark

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

9. 2026-03-31
   price $220,000

   Show marketing remark (368 chars)

   Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

10. 2026-02-25
    price $245,000 368-char remark

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

11. 2026-02-24
    price $245,000 368-char remark

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

12. 2026-02-24
    price $245,000

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

13. 2025-12-17
    price $270,000 368-char remark

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

14. 2025-12-17
    price $270,000 368-char remark

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

15. 2025-12-17
    price $270,000

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

16. 2025-11-26
    listed $295,000 Active 368-char remark

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

17. 2025-11-26
    listed $295,000 Active 368-char remark

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

18. 2025-11-26
    listed $295,000 Active

    Show marketing remark (368 chars)

    Set on 2.9 peaceful acres in the highly sought after Vicksburg, Michigan, this one owner 3 bedroom 1.5 bath home is ready for its new owners. Featuring a 1 year old steel roof, horse shoe drive, corner lot, storage barn, and walkout basement - this home has a TON of potential! Enjoy an abundance of wildlife in the partially wooded backyard. Schedule your tour today!

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $2,545 · $212/mo
• Expected delta: +$766/yr (+$64/mo · 43.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,910
• − Mortgage interest: −$12,043
• − Property taxes: −$1,779
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$6,255
• Taxable loss: −$5,934
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $-687/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 — Scotts

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

Census & demographics

• 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

-27.1% since first listed

18 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — SW Michigan MLS
• 2026-05-04 Price Changed $215,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $215,000 REALCOMP
• 2026-05-04 Price Changed $215,000 SW Michigan MLS
• 2026-03-31 Price Changed $220,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $220,000 REALCOMP
• 2026-03-31 Price Changed $220,000 SW Michigan MLS
• 2026-02-25 Price Changed $245,000 MiRealSource-MiMLS
• 2026-02-24 Price Changed $245,000 REALCOMP
• 2026-02-24 Price Changed $245,000 SW Michigan MLS
• 2025-12-17 Price Changed $270,000 MiRealSource-MiMLS
• 2025-12-17 Price Changed $270,000 REALCOMP
• 2025-12-17 Price Changed $270,000 SW Michigan MLS
• 2025-11-26 Listed $295,000 SW Michigan MLS
• 2025-11-26 Listed $295,000 MiRealSource-MiMLS
• 2025-11-26 Listed $295,000 REALCOMP

Property tax history

+4.7%/yr

Latest (2025): $1,779 · +70.7% YoY. Source: county tax records.