3217 Birch · Kalamazoo, MI 49004

$25,600

3 bd · 1.0 ba · 960 sqft · Manufactured · 741 Days on market

Built 2024 $27/sqft · 15% below area Est $30k · 15% 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 +15.0/30.0
• ARV discount +14.1/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Clubhouse
• Swimming pool
• Community events

Tags

• SWIMMING POOL
• CLUBHOUSE
• COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.1% 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-.
• Parchment School District (suburban): math 22% / reading 36% proficiency, ranked #372 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $177 of loan paydown is wiped out by about $768 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 741 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Recommended offer $22,528 (12.0% below list)

Questions for the listing agent

1. It's been on market 741 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 5.60% ✓
• Cap rate: 51.05%
• Cash-on-cash: 159.86%
• DSCR: 8.11
• GRM: 1.5

CMA / ARV

• ARV (median comp): $30,000
• List price: $25,600
• Delta: -14.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1293 Red Maple Ln	0.04mi	3/2.0	1,056 (+10%)	2mo	$30,000	$28	76

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: —
• Equity multiple: 8.91×
• Total profit: $56,692
• Equity at exit: $3,817

10-year hold

• IRR: —
• Equity multiple: 18.82×
• Total profit: $127,769
• Equity at exit: $2,213

Cash invested: $7,168 (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 49004

• Active inventory: 99
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$134
• Tax est. 1.5%: −$32 /mo · $384/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $955

Break-even live

Break-even rent $224

Max offer price $25,600

Occupancy floor 28%

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: $6,400
• Closing costs: $768
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,379	$1.51	13d	1	0.08mi
3622 Douglas Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,112	$1.39	13d	1	0.35mi

Listing history 30 events

1. 2026-06-18
   days on market $25,600 Active 741 DOM
2. 2026-06-17
   days on market $25,600 Active 740 DOM
3. 2026-06-16
   days on market $25,600 Active 739 DOM
4. 2026-06-15
   days on market $25,600 Active 738 DOM
5. 2026-06-14
   days on market $25,600 Active 736 DOM
6. 2026-06-13
   days on market $25,600 Active 735 DOM
7. 2026-06-10
   days on market $25,600 Active 733 DOM
8. 2026-06-09
   days on market $25,600 Active 732 DOM
9. 2026-06-08
   days on market $25,600 Active 731 DOM
10. 2026-06-07
    days on market $25,600 Active 730 DOM
11. 2026-06-03
    days on market $25,600 Active 726 DOM
12. 2026-06-02
    days on market $25,600 Active 725 DOM
13. 2026-06-01
    days on market $25,600 Active 724 DOM
14. 2026-05-31
    days on market $25,600 Active 723 DOM
15. 2026-05-30
    days on market $25,600 Active 722 DOM
16. 2024-06-12
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2024-05-23
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2024-05-23
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-05-10
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2024-05-09
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

21. 2024-05-07
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

22. 2024-05-04
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

23. 2024-05-04
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

24. 2024-05-03
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

25. 2024-05-03
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

26. 2024-05-02
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

27. 2024-05-02
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

28. 2024-05-02
    status Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

29. 2024-05-01
    historical 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

30. 2024-05-01
    listed $25,600 Active 515-char remark

    Show marketing remark (515 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1.5 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a swimming pool, a clubhouse, and community events, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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: $17,192
• − Mortgage interest: −$1,434
• − Property taxes: −$384
• − Insurance: −$128
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$745
• Taxable income: $11,751
• Est. tax owed @ 24.0%: −$2,820
• After-tax cash flow: $8,639/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: Parchment School District
• NCES district ID: 2627420
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $49,525
• Composite: 25.27/100
• National rank: #7494
• State rank: #372 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

• County: Kalamazoo County · 224,317 people
• City population: 121,397
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 17,815
• Household income: $73,453
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 330.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Black 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 10% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -247.79%
• Current HPI: 202.6197
• 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

15 events — show timeline

• 2024-06-12 Relisted — Zillow
• 2024-05-23 Delisted — Zillow
• 2024-05-23 Relisted — Zillow
• 2024-05-10 Delisted — Zillow
• 2024-05-09 Relisted — Zillow
• 2024-05-07 Delisted — Zillow
• 2024-05-04 Relisted — Zillow
• 2024-05-04 Delisted — Zillow
• 2024-05-03 Relisted — Zillow
• 2024-05-03 Delisted — Zillow
• 2024-05-02 Relisted — Zillow
• 2024-05-02 Delisted — Zillow
• 2024-05-02 Relisted — Zillow
• 2024-05-01 Delisted — Zillow
• 2024-05-01 Listed $25,600 Zillow