1014 N Church St · Kalamazoo, MI 49007

$160,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 23 Days on market

Built 1895 5,663 sqft lot Est $139k · 15% over

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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 +21.5/30.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

Key facts

• Unfinished basement
• Renovated kitchen
• Updated bathroom

Tags

• RENOVATED KITCHEN
• UPDATED BATHROOM
• FULLY FENCED BACKYARD
• UNFINISHED BASEMENT

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional style; Single-family residence
• Construction: Built in 1895; Wood siding construction
• Exterior features: 0.13-acre lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Partial basement; Formal dining area; Dining area; Family room; Living room; Recreation room; Den; Other flexible rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 21d 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).
• At $1,613/mo this rent would consume 49% of the median local household income ($39k/yr) (locally 816% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 27y 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 $26k; list at $160k implies a 527% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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: 1.01% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $138,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Frank St	0.16mi	3/1.5	1,465 (-1%)	0mo	$176,000	$120	89
410 W Paterson St	0.19mi	3/2.0	1,486 (+1%)	1mo	$129,900	$87	85
1018 N Rose St	0.07mi	4/2.0 (+1)	1,398 (-5%)	2mo	$135,000	$97	78
1005 N Park St	0.09mi	4/1.5 (+1)	1,587 (+8%)	2mo	$131,500	$83	74
608 W Ransom St	0.42mi	3/1.0	1,464 (-1%)	8mo	$111,900	$76	72
1328 Krom St	0.29mi	4/2.0 (+1)	1,550 (+5%)	2mo	$145,900	$94	67
1349 Krom St	0.31mi	4/1.5 (+1)	1,612 (+9%)	1mo	$125,000	$78	63
731 Mabel St	0.43mi	4/1.5 (+1)	1,386 (-6%)	1mo	$63,000	$45	62
403 Drexel Pl Pl	0.15mi	4/1.0 (+1)	1,638 (+11%)	10mo	$130,000	$79	61
116 Martin St	0.48mi	4/2.0 (+1)	1,440 (-2%)	7mo	$190,000	$132	59
1111 Woodward Ave	0.53mi	3/1.0	1,356 (-8%)	10mo	$137,000	$101	53
1010 Cobb Ave	0.44mi	4/1.0 (+1)	1,331 (-10%)	9mo	$167,000	$125	50

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-15,454
• Equity at exit: $23,857

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-12,206
• Equity at exit: $13,834

Cash invested: $44,800 (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: $1,613 high
• Mortgage (P&I): −$839
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $239

Break-even live

Break-even rent $1,311

Max offer price $160,000

Occupancy floor 80%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	21d	1	0.34mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.42mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.56mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.59mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	0.68mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.70mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.72mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	0.78mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.80mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.85mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.01mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.20mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	21d	1	1.23mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	21d	1	1.26mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	21d	1	1.30mi

Listing history 40 events

1. 2026-05-11
   status Pending 594-char remark

   Show marketing remark (594 chars)

   4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

2. 2026-05-11
   status Pending 594-char remark

   Show marketing remark (594 chars)

   4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

3. 2026-05-11
   status Pending

   Show marketing remark (594 chars)

   4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

4. 2026-04-18
   listed $160,000 Active 594-char remark

   Show marketing remark (594 chars)

   4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

5. 2026-04-18
   listed $160,000 Active 594-char remark

   Show marketing remark (594 chars)

   4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

6. 2026-04-18
   listed $160,000 Active

   Show marketing remark (594 chars)

   4-bedroom, 1.5-bath home in Kalamazoo with space, updates, and potential! With 1,476 finished square feet, this home features a renovated kitchen, updated bathroom, and newer stainless steel appliances--giving you a head start on improvements. The layout offers flexibility for families, roommates, or a home office setup. Step outside to a fully fenced backyard--ideal for entertaining, pets, or just enjoying some privacy. Plus, an unfinished basement provides plenty of storage. Move in right away and enjoy as-is, with the opportunity to continue adding your own personal touches over time.

7. 2022-05-25
   historical
8. 2022-05-25
   historical
9. 2018-02-28
   soldstatus $25,500
10. 2018-02-28
    soldstatus $25,500 Sold
11. 2018-02-12
    status Pending
12. 2018-01-26
    listed $25,000
13. 2018-01-26
    listed $25,000 Active
14. 2018-01-26
    listed $25,000
15. 2014-12-15
    historical
16. 2014-11-13
    soldstatus $5,000
17. 2014-11-13
    soldstatus $5,000
18. 2014-11-02
    historical
19. 2014-10-29
    listed $5,000
20. 2014-10-29
    listed $5,000
21. 2014-10-18
    historical
22. 2014-09-24
    historical
23. 2014-09-16
    historical
24. 2014-06-25
    listed $12,000
25. 2014-06-25
    listed $12,000
26. 2014-06-25
    historical
27. 2013-09-25
    listed $34,500
28. 2013-09-25
    listed $34,500
29. 2013-09-21
    historical
30. 2012-09-21
    listed $34,500
31. 2012-09-21
    listed $34,500
32. 2007-06-30
    historical
33. 2006-07-31
    listed $38,165
34. 2006-07-31
    listed $38,165
35. 2002-06-18
    historical
36. 2001-10-03
    listed $28,000
37. 2001-10-03
    listed $28,000
38. 2000-08-15
    historical
39. 1999-01-22
    listed $10,795
40. 1999-01-22
    listed $10,795

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $2,010 · $168/mo
• Expected delta: +$454/yr (+$38/mo · 29.1%)

ⓘ 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 ≥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: $19,358
• − Mortgage interest: −$8,962
• − Property taxes: −$1,557
• − Insurance: −$800
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,655
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,799/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

+1382.2% since first listed

40 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — SW Michigan MLS
• 2026-04-18 Listed $160,000 SW Michigan MLS
• 2026-04-18 Listed $160,000 MiRealSource-MiMLS
• 2026-04-18 Listed $160,000 REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2018-02-28 Sold (MLS) $25,500 SW Michigan MLS
• 2018-02-28 Sold (MLS) $25,500 REALCOMP
• 2018-02-12 Pending — SW Michigan MLS
• 2018-01-26 Listed $25,000 MiRealSource-MiMLS
• 2018-01-26 Listed $25,000 SW Michigan MLS
• 2018-01-26 Listed $25,000 REALCOMP
• 2014-12-15 Listing Removed — SW Michigan MLS
• 2014-11-13 Sold (MLS) $5,000 REALCOMP
• 2014-11-13 Sold (MLS) $5,000 SW Michigan MLS
• 2014-11-02 Listing Removed — SW Michigan MLS
• 2014-10-29 Listed $5,000 REALCOMP
• 2014-10-29 Listed $5,000 SW Michigan MLS
• 2014-10-18 Listing Removed — REALCOMP
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-06-25 Listing Removed — REALCOMP
• 2014-06-25 Listed $12,000 REALCOMP
• 2014-06-25 Listed $12,000 SW Michigan MLS
• 2013-09-25 Listed $34,500 REALCOMP
• 2013-09-25 Listed $34,500 SW Michigan MLS
• 2013-09-21 Listing Removed — REALCOMP
• 2012-09-21 Listed $34,500 REALCOMP
• 2012-09-21 Listed $34,500 SW Michigan MLS
• 2007-06-30 Listing Removed — REALCOMP
• 2006-07-31 Listed $38,165 REALCOMP
• 2006-07-31 Listed $38,165 SW Michigan MLS
• 2002-06-18 Listing Removed — SW Michigan MLS
• 2001-10-03 Listed $28,000 SW Michigan MLS
• 2001-10-03 Listed $28,000 REALCOMP
• 2000-08-15 Listing Removed — SW Michigan MLS
• 1999-01-22 Listed $10,795 SW Michigan MLS
• 1999-01-22 Listed $10,795 REALCOMP

Property tax history

+10.3%/yr

Latest (2025): $1,557 · +3.0% YoY. Source: county tax records.