915 Hays Park Ave · Kalamazoo, MI 49001

$144,700

4 bd · 1.5 ba · 1,654 sqft · SingleFamily public records · 125 Days on market

Built 1911 4,356 sqft lot Est $190k · 24% 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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.9/10.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

Key facts

• Basement access
• New flooring
• Storage space

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW FLOORING
• MUDROOM
• BASEMENT ACCESS
• STORAGE SPACE

Property features AI

Finance

• Other: Living area approximately 1,514
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Detached garage; 1 garage space
• Security: Security features not specified
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1911
• Construction: Aluminum and wood siding
• Exterior features: 0.1-acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Traditional-style home; 6 total rooms; Full basement
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 rising fast (+6.4%/yr); 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 40y ago; this cycle's ask has dropped $23k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $145k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $190,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Hays Park Ave	0.05mi	4/2.0	1,613 (-2%)	1mo	$185,000	$115	91
1113 Egleston Ave	0.17mi	4/1.5	1,611 (-3%)	1mo	$180,000	$112	87
1005 Washington Ave	0.28mi	4/1.5	1,600 (-3%)	6mo	$109,900	$69	76
1109 Hays Park Ave	0.12mi	4/2.0	1,760 (+6%)	7mo	$75,000	$43	76
1510 Egleston Ave	0.38mi	4/2.0	1,566 (-5%)	1mo	$200,000	$128	71
855 Lay Blvd	0.11mi	3/1.5 (-1)	1,510 (-9%)	6mo	$160,000	$106	70
923 Stockbridge Ave	0.19mi	3/2.0 (-1)	1,461 (-12%)	3mo	$148,000	$101	62
1324 Jackson St	0.60mi	3/2.0 (-1)	1,630 (-2%)	8mo	$200,000	$123	56
719 Millard Ct	0.74mi	4/1.0	1,522 (-8%)	2mo	$165,000	$108	49
901 Clarence St	0.64mi	3/1.5 (-1)	1,494 (-10%)	3mo	$174,900	$117	47
1522 Miller	0.69mi	3/1.0 (-1)	1,542 (-7%)	5mo	$209,000	$136	45
1317 John St	0.71mi	4/2.0	1,428 (-14%)	0mo	$187,000	$131	42

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 · 6.41% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.80×
• Total profit: $-8,007
• Equity at exit: $21,575

10-year hold

• IRR: 8.9%
• Equity multiple: 1.81×
• Total profit: $32,628
• Equity at exit: $12,511

Cash invested: $40,516 (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 49001

• Rents YoY: 6.4%
• Active inventory: 109
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$759
• Tax from tax record: −$414 /mo · $4,971/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $143

Break-even live

Break-even rent $1,561

Max offer price $144,700

Occupancy floor 87%

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: $36,175
• Closing costs: $4,341
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.32mi

Listing history 50 events

1. 2026-06-18
   days on market $144,700 Active 125 DOM
2. 2026-06-17
   days on market $144,700 Active 124 DOM
3. 2026-06-16
   price $144,700 Active 123 DOM
4. 2026-06-16
   days on market $149,900 Active 123 DOM
5. 2026-06-15
   days on market $149,900 Active 122 DOM
6. 2026-06-14
   days on market $149,900 Active 120 DOM
7. 2026-06-13
   days on market $149,900 Active 119 DOM
8. 2026-06-10
   days on market $149,900 Active 117 DOM
9. 2026-06-09
   days on market $149,900 Active 116 DOM
10. 2026-06-08
    days on market $149,900 Active 115 DOM
11. 2026-06-07
    days on market $149,900 Active 114 DOM
12. 2026-06-05
    days on market $149,900 Active 111 DOM
13. 2026-06-03
    days on market $149,900 Active 110 DOM
14. 2026-06-02
    days on market $149,900 Active 109 DOM
15. 2026-06-01
    days on market $149,900 Active 108 DOM
16. 2026-05-31
    days on market $149,900 Active 107 DOM
17. 2026-05-30
    days on market $149,900 Active 106 DOM
18. 2026-05-13
    price $149,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

19. 2026-05-13
    price $149,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

20. 2026-05-13
    price $149,900

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

21. 2026-04-23
    price $154,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

22. 2026-04-23
    price $154,900 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

23. 2026-04-23
    price $154,900

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

24. 2026-03-31
    price $159,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

25. 2026-03-31
    price $159,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

26. 2026-03-31
    price $159,000

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

27. 2026-03-14
    price $165,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

28. 2026-03-13
    price $165,000 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

29. 2026-03-13
    price $165,000

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

30. 2026-02-13
    listed $168,000 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

31. 2026-02-13
    listed $168,000 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

32. 2026-02-13
    listed $168,000 Active

    Show marketing remark (822 chars)

    Welcome to this beautifully updated and move-in ready home in the heart of Kalamazoo with 4 bedrooms and 1.5 bathrooms! Offering 1,514 square feet of living space above grade. Step inside to discover a brand-new kitchen complete with sleek stainless steel appliances, including a gas range, microwave, and refrigerator. The updated floor plan flows seamlessly with new flooring throughout. The main level features a convenient bedroom and updated half bath, plus a mudroom. You'll appreciate the basement's interior and exterior access--the unfinished space offers plenty of storage or work space. Upstairs, you'll find three spacious bedrooms and a fully updated full bath. Additional highlights include a garage and location within the Kalamazoo Promise qualified area. Additional highlights include a garage and locatio

33. 2025-12-01
    historical
34. 2025-11-30
    historical
35. 2025-09-06
    listed $89,000 Active
36. 2025-09-05
    listed $89,000 Active
37. 2024-07-26
    soldstatus $42,500 Sold
38. 2024-07-26
    soldstatus $42,500 Closed
39. 2024-07-26
    soldstatus $42,500 Sold
40. 2024-07-01
    status Pending
41. 2024-07-01
    status Pending
42. 2024-07-01
    status Pending
43. 2024-05-06
    listed $65,000 Active
44. 2024-05-06
    listed $65,000 Active
45. 2024-05-06
    listed $65,000 Active
46. 2024-05-04
    historical
47. 2024-05-03
    historical
48. 2024-03-05
    status Active
49. 2024-03-05
    status Active
50. 2024-02-23
    status Pending

ⓘ 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: $4,971 · $414/mo
• Projected year-2 tax: $4,971 · $414/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°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: $20,903
• − Mortgage interest: −$8,105
• − Property taxes: −$4,971
• − Insurance: −$724
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,209
• Taxable loss: −$451
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,821/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): 20,946
• Household income: $56,432
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1184.0

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 0.59)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 15% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 6% Iranian 4% Slovak 3%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▼ -264.90%
• Current HPI: 206.9355
• Rent YoY: ▲ 6.41%
• 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

+502.0% since first listed

45 events — show timeline

• 2026-05-13 Price Changed $149,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $149,900 REALCOMP
• 2026-05-13 Price Changed $149,900 SW Michigan MLS
• 2026-04-23 Price Changed $154,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $154,900 REALCOMP
• 2026-04-23 Price Changed $154,900 SW Michigan MLS
• 2026-03-31 Price Changed $159,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $159,000 REALCOMP
• 2026-03-31 Price Changed $159,000 SW Michigan MLS
• 2026-03-14 Price Changed $165,000 MiRealSource-MiMLS
• 2026-03-13 Price Changed $165,000 REALCOMP
• 2026-03-13 Price Changed $165,000 SW Michigan MLS
• 2026-02-13 Listed $168,000 SW Michigan MLS
• 2026-02-13 Listed $168,000 REALCOMP
• 2026-02-13 Listed $168,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-30 Listing Removed — REALCOMP
• 2025-09-06 Listed $89,000 REALCOMP
• 2025-09-05 Listed $89,000 MiRealSource-MiMLS
• 2024-07-26 Sold (MLS) $42,500 SW Michigan MLS
• 2024-07-26 Sold (MLS) $42,500 MiRealSource-MiMLS
• 2024-07-26 Sold (MLS) $42,500 REALCOMP
• 2024-07-01 Pending — REALCOMP
• 2024-07-01 Pending — MiRealSource-MiMLS
• 2024-07-01 Pending — SW Michigan MLS
• 2024-05-06 Listed $65,000 SW Michigan MLS
• 2024-05-06 Listed $65,000 MiRealSource-MiMLS
• 2024-05-06 Listed $65,000 REALCOMP
• 2024-05-04 Listing Removed — MiRealSource-MiMLS
• 2024-05-03 Listing Removed — REALCOMP
• 2024-03-05 Relisted — REALCOMP
• 2024-03-05 Relisted — MiRealSource-MiMLS
• 2024-02-23 Pending — MiRealSource-MiMLS
• 2024-02-23 Pending — REALCOMP
• 2023-11-03 Listed $65,000 MiRealSource-MiMLS
• 2023-11-03 Listed $65,000 REALCOMP
• 2021-03-04 Sold (Public Records) $60,000 Public Records
• 2015-12-01 Sold (Public Records) $45,000 Public Records
• 2011-06-01 Sold (Public Records) $165,000 Public Records
• 2006-03-31 Sold (MLS) $15,000 REALCOMP
• 2006-03-31 Sold (MLS) $15,000 SW Michigan MLS
• 2005-12-20 Listed $15,900 REALCOMP
• 2005-12-20 Listed $15,900 SW Michigan MLS
• 1986-06-19 Listed $24,900 REALCOMP
• 1986-06-19 Listed $24,900 SW Michigan MLS

Property tax history

+23.9%/yr

Latest (2025): $4,971 · +13.2% YoY. Source: county tax records.