510 Bosker Ave · Kalamazoo, MI 49007

$43,900

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 50 Days on market

Built 1885 Fair condition 2,614 sqft lot $44/sqft · 57% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Historic 1885 home located in the heart of Kalamazoo's Northside neighborhood. This 1.5-story traditional property offers timeless character, solid rental or investment potential, and convenient access to downtown Kalamazoo, schools, public transit, and major routes. Features include a covered front porch, spacious upper level, and practical floor plan ready for your vision. Great opportunity for investors, first-time buyers, or anyone looking to restore and add value to a classic home. Property sold as-is.

Key facts

• Covered front porch
• Practical floor plan
• Convenient access

Tags

• HISTORIC HOME
• COVERED FRONT PORCH
• SPACIOUS UPPER LEVEL
• PRACTICAL FLOOR PLAN
• INVESTMENT POTENTIAL
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 4.3% 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.
• Zoned schools: Northglade Montessori School (273 students, 53% FRL); Hillside Middle School (math 75% / reading 75%, grade A, #8 of 493 statewide, top 3%, 512 students, 72% FRL); Kalamazoo Central High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 1,612 students, 64% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-0.8%/yr); 81 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 38% of the median local income ($39k/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 $304 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,583 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.86% ✓
• Cap rate: 24.75%
• Cash-on-cash: 65.92%
• DSCR: 3.93
• GRM: 2.9

CMA / ARV

• ARV (median comp): $101,883
• List price: $43,900
• Delta: -56.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Bosker Ave	0.06mi	2/1.0	1,000 (+0%)	7mo	$37,000	$37	90
1530 N Park St	0.19mi	3/1.0 (+1)	1,018 (+2%)	2mo	$110,500	$109	81
1520 N Park St	0.19mi	3/1.0 (+1)	1,000 (+0%)	14mo	$105,000	$105	74
925 N Church St	0.37mi	3/1.0 (+1)	958 (-4%)	5mo	$53,000	$55	68
636 Mabel St	0.33mi	3/1.5 (+1)	958 (-4%)	10mo	$118,900	$124	63
311 Bessie St	0.19mi	3/1.0 (+1)	900 (-10%)	12mo	$70,000	$78	60
916 Hawley St	0.52mi	2/1.0	900 (-10%)	8mo	$112,000	$124	53
1115 Woodward Ave	0.37mi	3/1.0 (+1)	1,144 (+15%)	3mo	$103,000	$90	51
1628 N Edwards St	0.54mi	2/1.0	919 (-8%)	14mo	$89,500	$97	50
621 Ada St	0.49mi	2/1.0	1,131 (+14%)	12mo	$133,000	$118	44
711 Cobb Ave	0.55mi	3/1.0 (+1)	853 (-14%)	2mo	$120,000	$141	44
1809 Douglas Ave Ave	0.72mi	3/1.0 (+1)	1,091 (+10%)	9mo	$100,000	$92	38

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: 61.7%
• Equity multiple: 3.62×
• Total profit: $32,239
• Equity at exit: $6,546

10-year hold

• IRR: 65.2%
• Equity multiple: 6.64×
• Total profit: $69,344
• Equity at exit: $3,796

Cash invested: $12,292 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 10 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $153,700 ($135/sqft)
• Median days on market: 24 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49007

• Rents YoY: -0.8%
• Active inventory: 81
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$230
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $675

Break-even live

Break-even rent $400

Max offer price $43,900

Occupancy floor 41%

Sensitivity live

Price	-10% $700	-5% $688	+0% $675	+5% $663	+10% $650
Rent	-10% $576	-5% $626	+0% $675	+5% $725	+10% $774
Rate	-1.0pp $697	-0.5pp $686	base $675	+0.5pp $664	+1.0pp $652

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: $10,975
• Closing costs: $1,317
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	70d	1	0.65mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	62d	1	0.68mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	70d	1	0.81mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	70d	1	0.81mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	70d	1	0.82mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	62d	1	0.84mi
232 Woodward Ave Apt 1 Kalamazoo, MI	1.0	1.0	800	$1,199	$1.50	70d	1	0.85mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	70d	1	0.89mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	70d	1	0.94mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	70d	1	1.02mi
266 E Michigan Ave Unit 402 Kalamazoo, MI	1.0	1.5	900	$1,895	$2.11	70d	1	1.02mi
809 W Cedar St Unit 2 Kalamazoo, MI	1.0	1.0	600	$795	$1.32	70d	1	1.24mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	70d	1	1.26mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	62d	1	1.30mi
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,169	$1.28	62d	1	1.42mi
136 S Berkley St Kalamazoo, MI	2.0	1.0	840	$1,195	$1.42	70d	1	1.45mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	62d	12	1.45mi
603 W Vine St Unit 4 Kalamazoo, MI	1.0	1.0	657	$875	$1.33	62d	1	1.46mi
525 Sprague Ave Unit 1 Kalamazoo, MI	1.0	1.0	525	$810	$1.54	70d	1	1.48mi

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne-and-a-half story
• Construction: Aluminum siding
• Exterior features: Lot approximately 0.06 acresLot dimensions: 2614

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heatingNo cooling system
• Interior features: 5 total roomsBasement present

Listing history 38 events

1. 2026-07-08
   days on market $43,900 Active 50 DOM
2. 2026-07-07
   days on market $43,900 Active 49 DOM
3. 2026-07-06
   days on market $43,900 Active 48 DOM
4. 2026-07-05
   days on market $43,900 Active 47 DOM
5. 2026-07-04
   days on market $43,900 Active 46 DOM
6. 2026-07-03
   days on market $43,900 Active 45 DOM
7. 2026-07-02
   days on market $43,900 Active 44 DOM
8. 2026-07-01
   days on market $43,900 Active 43 DOM
9. 2026-06-30
   days on market $43,900 Active 42 DOM
10. 2026-06-29
    days on market $43,900 Active 41 DOM
11. 2026-06-28
    days on market $43,900 Active 40 DOM
12. 2026-06-28
    days on market $43,900 Active 39 DOM
13. 2026-06-27
    days on market $43,900 Active 38 DOM
14. 2026-06-25
    days on market $43,900 Active 36 DOM
15. 2026-06-23
    days on market $43,900 Active 34 DOM
16. 2026-06-21
    days on market $43,900 Active 33 DOM
17. 2026-06-18
    days on market $43,900 Active 30 DOM
18. 2026-06-17
    days on market $43,900 Active 29 DOM
19. 2026-06-16
    days on market $43,900 Active 28 DOM
20. 2026-06-15
    days on market $43,900 Active 27 DOM
21. 2026-06-14
    days on market $43,900 Active 25 DOM
22. 2026-06-13
    days on market $43,900 Active 24 DOM
23. 2026-06-10
    days on market $43,900 Active 22 DOM
24. 2026-06-09
    pricedays on market $43,900 Active 21 DOM
25. 2026-06-08
    days on market $48,900 Active 20 DOM
26. 2026-06-07
    days on market $48,900 Active 19 DOM
27. 2026-06-05
    days on market $48,900 Active 16 DOM
28. 2026-06-03
    days on market $48,900 Active 15 DOM
29. 2026-06-02
    pricedays on market $48,900 Active 14 DOM
30. 2026-06-01
    days on market $49,900 Active 13 DOM
31. 2026-05-31
    days on market $49,900 Active 12 DOM
32. 2026-05-30
    days on market $49,900 Active 11 DOM
33. 2026-05-19
    listed $49,900 Active 512-char remark
34. 2026-05-19
    listed $49,900 Active
35. 2014-09-15
    historical
36. 1996-05-28
    historical
37. 1996-02-28
    listed $21,900
38. 1996-02-28
    listed $21,900

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $811 · $68/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 2/10 Low 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: $15,057
• − Mortgage interest: −$2,459
• − Property taxes: −$811
• − Insurance: −$220
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,277
• Taxable income: $7,882
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $6,211/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab Est. rehab $24,900–$44,820 screening

This 1885 home in Kalamazoo's Northside neighborhood requires significant repairs and maintenance, including a new roof, exterior painting, and fencing repair. While it has rental potential, it needs substantial work to become move-in ready.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with missing shingles and exposed structure.
• Major Windows (windows) — The windows appear to be old and possibly not sealed properly, indicating potential air leakage and heat loss.
• Major Electrical (electrical) — The electrical panel is not visible, but the house's age and the general condition suggest it may be outdated and in need of replacement.
• Major Plumbing (plumbing) — The exterior walls show signs of water damage, which could indicate plumbing issues or leaks that need to be addressed.
• Major Exterior (exterior) — The exterior walls are in poor condition, with visible cracks and peeling paint, indicating a need for significant repairs.

Repairs flagged

• Major roof — The roof has visible damage and missing shingles.
• Major exterior siding — The siding is peeling and the paint is chipping.
• Major exterior flooring — The flooring is uneven and in poor condition.
• Major fencing — The fencing is rusted and in poor condition.

Value-add opportunities

• Both Paint the exterior — Fresh paint can improve the curb appeal and increase both resale and rental value. ↑
• Both Repair the roof — A repaired roof will prevent further damage and improve the home's overall condition. ↑
• Both Replace the flooring — New flooring will improve the home's condition and make it more attractive to potential buyers or renters. ↑
• Both Repair the fencing — A repaired and maintained fence will enhance the home's curb appeal and security. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Northglade Montessori School Middle Hillside Middle School A MI #8/493 Nat'l #498/14,009 High Kalamazoo Central High School C- MI #109/713 Nat'l #4,461/17,239

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

B Composite livability gradescore 76/100

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 · 280,982 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne-and-a-half story
• Construction: Aluminum siding
• Exterior features: Lot approximately 0.06 acresLot dimensions: 2614

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heatingNo cooling system
• Interior features: 5 total roomsBasement present

Price history

+100.5% since first listed

12 events — show timeline

• 2026-07-09 Listing Removed — REALCOMP
• 2026-07-09 Listing Removed — MiRealSource-MiMLS
• 2026-06-09 Price Changed $43,900 MiRealSource-MiMLS
• 2026-06-09 Price Changed $43,900 REALCOMP
• 2026-06-02 Price Changed $48,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $48,900 REALCOMP
• 2026-05-19 Listed $49,900 REALCOMP
• 2026-05-19 Listed $49,900 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 1996-05-28 Listing Removed — REALCOMP
• 1996-02-28 Listed $21,900 REALCOMP
• 1996-02-28 Listed $21,900 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $811 · -58.0% YoY. Source: county tax records.