139 N Kalamazoo Ave · Vicksburg, MI 49097

$150,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 3 Days on market

Built 1914 0.25 ac lot Est $191k · 22% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this incredible opportunity in the Village of Vicksburg! Offered at $150,000, this move-in ready, 3-bed, 1-bath home is exactly what you've been looking for if you're hoping to build equity instead of paying rent. Boasting 1,300 square feet of comfortable living space, the interior shines with fresh paint and brand-new flooring throughout. One of the standout features of this property is the huge, fenced-in backyard, offering an incredible outdoor space rare for this price point. Enjoy the unbeatable convenience of small-town village living, with schools, parks, and downtown attractions just a short walk away. Don't miss out! Schedule a showing today.

Key facts

• Outdoor space
• 0.25 acre lot
• Garage

Tags

• HUGE FENCED-IN BACKYARD
• OUTDOOR SPACE
• SMALL-TOWN VILLAGE LIVING

Property features AI

Exterior

• Parking: Attached garage (1 car); Attached parking
• Utilities: Natural gas available and connected; Electricity available
• Home design: Single-family residence; Residential property; Built in 1914
• Construction: Aluminum siding; Composition roof
• Exterior features: Paved road access; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating available
• Interior features: 8 total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.0% vs local median 3.5% in Vicksburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#137 in MI, #3,361 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Vicksburg Community Schools (suburban): math 42% / reading 56% proficiency, ranked #100 of 540 in MI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; solid renter incomes; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 37y 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 $52k; list at $150k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1914 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $191,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Michigan Ave	0.19mi	2/1.0 (-1)	1,356 (+4%)	1mo	$98,000	$72	78
327 Prairie St	0.18mi	3/1.5	1,286 (-1%)	15mo	$191,000	$149	76
307 E State St	0.13mi	3/1.0	1,440 (+11%)	9mo	$120,000	$83	69
426 E Division St	0.25mi	3/1.0	1,400 (+8%)	9mo	$195,000	$139	68
419 E Vine St	0.27mi	3/1.5	1,408 (+8%)	5mo	$225,000	$160	68
432 E Vine St	0.29mi	3/2.0	1,448 (+11%)	3mo	$247,000	$171	61
327 Mckain St	0.47mi	2/1.0 (-1)	1,350 (+4%)	7mo	$85,000	$63	61
107 E Maple St	0.25mi	3/1.0	1,170 (-10%)	13mo	$186,000	$159	61
621 State St	0.42mi	3/1.0	1,428 (+10%)	8mo	$210,000	$147	58
614 State St	0.41mi	3/1.0	1,192 (-8%)	13mo	$165,000	$138	57
304 N Wilson St	0.37mi	3/1.5	1,152 (-11%)	7mo	$208,000	$181	56
734 Best St	0.74mi	3/1.0	1,300 (0%)	13mo	$180,000	$138	54

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,935
• Equity at exit: $22,365

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $7,740
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49097

• Active inventory: 141
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$175 /mo · $2,103/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $210

Break-even live

Break-even rent $1,297

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $150,000 Pending 3 DOM
2. 2026-06-01
   days on market $150,000 Active 3 DOM
3. 2026-05-31
   days on market $150,000 Active 2 DOM
4. 2026-05-30
   remarks 674-char remark
5. 2026-05-30
   listed $150,000 Active 1 DOM

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,103 · $175/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$104/yr (+$9/mo · 4.9%)

ⓘ 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 ≥99°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: $18,745
• − Mortgage interest: −$8,402
• − Property taxes: −$2,103
• − Insurance: −$750
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,364
• Taxable income: $127
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,486/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vicksburg Community Schools
• NCES district ID: 2634950
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $59,299
• Composite: 42.79/100
• National rank: #3146
• State rank: #100 of 540 in MI

Livability — Vicksburg

• Score: 76/100
• State rank: #137
• US rank: #3361

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vicksburg, MI
• County: Kalamazoo County · 224,317 people
• City population: 11,754
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 11,754
• Household income: $88,208
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 110.0

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 9% Romanian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.53%
• Current HPI: 196.1338
• Rent YoY: —
• Metro: Kalamazoo-Portage, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+234.1% since first listed

13 events — show timeline

• 2026-05-29 Listed $150,000 SW Michigan MLS
• 2026-05-29 Listed $150,000 REALCOMP
• 2026-05-29 Listed $150,000 MiRealSource-MiMLS
• 2022-05-25 Listing Removed — REALCOMP
• 1992-10-01 Sold (MLS) $52,000 REALCOMP
• 1992-10-01 Sold (MLS) $52,000 SW Michigan MLS
• 1992-07-17 Listing Removed — SW Michigan MLS
• 1992-07-17 Listed $55,900 REALCOMP
• 1992-07-17 Listed $55,900 SW Michigan MLS
• 1992-06-15 Listed $52,000 SW Michigan MLS
• 1992-06-15 Listed $52,000 REALCOMP
• 1990-01-26 Sold (MLS) $42,900 SW Michigan MLS
• 1989-11-17 Listed $44,900 SW Michigan MLS

Property tax history

+7.3%/yr

Latest (2025): $2,103 · +2.4% YoY. Source: county tax records.