6673 Pamela Ct · Oshtemo, MI 49009

$72,900

3 bd · 1.0 ba · 1,413 sqft · SingleFamily public records · 224 Days on market

Built 1992 $775/mo HOA · 46% of rent ↓ 16% since listing

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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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

Key facts

• Newer stove
• Newer dishwasher
• Newer roof

Tags

• NEWER ROOF
• TWO YEAR OLD A C
• NEWER STOVE
• NEWER DISHWASHER
• ONE AND A HALF STALL GARAGE
• EXPANDED CONCRETE PAD

Property features AI

Finance

• HOA & community: Monthly association fee ($775) covering lawn/yard care; Community clubhouse and pool; Has association

Exterior

• Parking: Attached garage (1.5 car)
• Utilities: Public water
• Home design: Ranch style; Residential property; Built in 1992
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Leased land; Public water

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 8 total rooms; Basement is slab
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $43 ($519/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-5.0%/yr); 375 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $504 of loan paydown is wiped out by about $2k 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 224 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $262,818
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6228 Cross Bend Ct #6	0.56mi	2/2.0 (-1)	1,400 (-1%)	10mo	$260,000	$186	55
6228 Cross Bend Ct #6	0.56mi	2/2.0 (-1)	1,400 (-1%)	10mo	$260,000	$186	55
2089 S 9th St	0.32mi	3/2.5	1,608 (+14%)	14mo	$297,000	$185	45
2612 Wildemere St	0.74mi	4/1.5 (+1)	1,584 (+12%)	2mo	$340,000	$215	36
2552 Wildemere St	0.71mi	3/2.0	1,524 (+8%)	23mo	$290,000	$190	31

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: -20.2%
• Equity multiple: 0.34×
• Total profit: $-13,461
• Equity at exit: $10,870

10-year hold

• IRR: -64.3%
• Equity multiple: -0.23×
• Total profit: $-25,090
• Equity at exit: $6,303

Cash invested: $20,412 (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 49009

• Rents YoY: -5.0%
• Active inventory: 375
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$775
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $43

Break-even live

Break-even rent $1,619

Max offer price $72,900

Occupancy floor 92%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 S 9th St Kalamazoo, MI	2.0–3.0	2.0	1204	$1,719	$1.43	20d	1	0.23mi
6065 Fairgrove St Kalamazoo, MI	3.0	3.0	1400	$2,000	$1.43	13d	1	0.65mi
5900 Copper Beech Blvd Kalamazoo, MI	1.0–4.0	1.0–4.5	1325	$916	$0.69	13d	1	0.89mi
5500 W KL Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	836	$1,349	$1.61	13d	1	1.04mi
690 Dragonfly Rd Kalamazoo, MI	1.0–3.0	1.0–2.0	969	$1,192	$1.23	13d	32	1.37mi

HOA detail

• Monthly dues: $775 · $9,300/yr
• Likely covers: landscapingpool

Listing history 28 events

1. 2026-06-18
   days on market $72,900 Active 224 DOM
2. 2026-06-17
   days on market $72,900 Active 223 DOM
3. 2026-06-16
   days on market $72,900 Active 222 DOM
4. 2026-06-15
   days on market $72,900 Active 221 DOM
5. 2026-06-14
   days on market $72,900 Active 219 DOM
6. 2026-06-13
   days on market $72,900 Active 218 DOM
7. 2026-06-10
   days on market $72,900 Active 216 DOM
8. 2026-06-09
   days on market $72,900 Active 215 DOM
9. 2026-06-08
   days on market $72,900 Active 214 DOM
10. 2026-06-07
    days on market $72,900 Active 213 DOM
11. 2026-06-05
    days on market $72,900 Active 210 DOM
12. 2026-06-03
    days on market $72,900 Active 209 DOM
13. 2026-06-02
    days on market $72,900 Active 208 DOM
14. 2026-06-01
    days on market $72,900 Active 207 DOM
15. 2026-05-31
    days on market $72,900 Active 206 DOM
16. 2026-05-30
    days on market $72,900 Active 205 DOM
17. 2026-04-17
    price $72,900 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

18. 2026-04-16
    price $72,900 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

19. 2026-04-16
    price $72,900

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

20. 2026-03-07
    price $79,900 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

21. 2026-03-06
    price $79,900 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

22. 2026-03-06
    price $79,900

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

23. 2026-01-09
    price $83,900 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

24. 2026-01-08
    price $83,900 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

25. 2026-01-08
    price $83,900

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

26. 2025-11-06
    listed $86,900 Active 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

27. 2025-11-06
    listed $86,900 Active 751-char remark

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

28. 2025-11-06
    listed $86,900 Active

    Show marketing remark (751 chars)

    This home in Fountain Springs was renovated in 2023. The big updates are done for you with a newer roof, a two-year-old AC, and a newer stove and dishwasher. Inside is open and sunny with warm flooring, fresh finishes, and a spacious primary suite that feels like its own little retreat. Outside really shines with a one-and-a-half stall garage, a brand-new expanded concrete pad, and an expanded deck perfect for morning coffee or a low-key evening unwind. The lot backs up to trees, adding a peaceful, private feel. The monthly site fee of approximately $775 includes lawn care and access to the community pool. Residents pay property taxes on the attached garage only, which can help offset the monthly fee. Seller's annual property tax is $112.37.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,082
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$9,300
• − Depreciation: −$2,121
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $542/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 — Oshtemo

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): 47,971
• Household income: $80,930
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1579.0

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% Two or more races 9% Black 8% Asian 5% Hispanic / Latino 4%
• Common ancestry: Iranian 9% Romanian 6% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -207.34%
• Current HPI: 209.5649
• Rent YoY: ▼ -4.96%
• 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

-16.1% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $72,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $72,900 REALCOMP
• 2026-04-16 Price Changed $72,900 SW Michigan MLS
• 2026-03-07 Price Changed $79,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $79,900 REALCOMP
• 2026-03-06 Price Changed $79,900 SW Michigan MLS
• 2026-01-09 Price Changed $83,900 MiRealSource-MiMLS
• 2026-01-08 Price Changed $83,900 REALCOMP
• 2026-01-08 Price Changed $83,900 SW Michigan MLS
• 2025-11-06 Listed $86,900 SW Michigan MLS
• 2025-11-06 Listed $86,900 REALCOMP
• 2025-11-06 Listed $86,900 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $116 · +2.9% YoY. Source: county tax records.