510 Bosker Ave · Kalamazoo, MI 49007

$43,900

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 30 Days on market

Built 1885 2,614 sqft lot

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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 +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story
• Construction: Aluminum siding
• Exterior features: Lot approximately 0.06 acres; Lot dimensions: 2614

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; No cooling system
• Interior features: 5 total rooms; Basement present

What this means for you Summary

Snapshot

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

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 (1.5% below list) — sets the bar for market timing.
• Cap rate 24.7% 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 soft (-0.8%/yr); 77 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 30 days — a 2% 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 $43,241 (1.5% below list)

Questions for the listing agent

1. Built in 1885 — 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. 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?
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: 2.86% ✓
• Cap rate: 24.75%
• Cash-on-cash: 65.92%
• DSCR: 3.93
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $104,580
• Comps found: 12

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%)	5mo	$37,000	$37	92
1530 N Park St	0.19mi	3/1.0 (+1)	1,018 (+2%)	0mo	$110,500	$109	82
1520 N Park St	0.19mi	3/1.0 (+1)	1,000 (+0%)	12mo	$105,000	$105	76
925 N Church St	0.37mi	3/1.0 (+1)	958 (-4%)	3mo	$53,000	$55	69
636 Mabel St	0.33mi	3/1.5 (+1)	958 (-4%)	9mo	$118,900	$124	64
311 Bessie St	0.19mi	3/1.0 (+1)	900 (-10%)	10mo	$70,000	$78	62
916 Hawley St	0.52mi	2/1.0	900 (-10%)	6mo	$112,000	$124	55
1115 Woodward Ave	0.37mi	3/1.0 (+1)	1,144 (+15%)	1mo	$103,000	$90	52
1628 N Edwards St	0.54mi	2/1.0	919 (-8%)	13mo	$89,500	$97	52
621 Ada St	0.49mi	2/1.0	1,131 (+14%)	10mo	$133,000	$118	46
1809 Douglas Ave Ave	0.72mi	3/1.0 (+1)	1,091 (+10%)	8mo	$100,000	$92	39
1311 Alamo Ave	0.73mi	3/1.0 (+1)	1,073 (+8%)	14mo	$125,000	$116	37

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 →

ZIP-level market 49007

• Rents YoY: -0.8%
• Active inventory: 77
• 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%

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
• 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	21d	1	0.65mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	13d	1	0.68mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	21d	1	0.81mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	21d	1	0.81mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	21d	1	0.82mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	13d	1	0.84mi
232 Woodward Ave Apt 1 Kalamazoo, MI	1.0	1.0	800	$1,199	$1.50	21d	1	0.85mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.89mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	0.94mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	1.02mi
266 E Michigan Ave Unit 402 Kalamazoo, MI	1.0	1.5	900	$1,895	$2.11	21d	1	1.02mi
809 W Cedar St Unit 2 Kalamazoo, MI	1.0	1.0	600	$795	$1.32	21d	1	1.24mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	21d	1	1.26mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	13d	1	1.30mi
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,169	$1.28	13d	1	1.42mi
136 S Berkley St Kalamazoo, MI	2.0	1.0	840	$1,195	$1.42	21d	1	1.45mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	13d	12	1.45mi
603 W Vine St Unit 4 Kalamazoo, MI	1.0	1.0	657	$875	$1.33	13d	1	1.46mi
525 Sprague Ave Unit 1 Kalamazoo, MI	1.0	1.0	525	$810	$1.54	21d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $43,900 Active 30 DOM
2. 2026-06-17
   days on market $43,900 Active 29 DOM
3. 2026-06-16
   days on market $43,900 Active 28 DOM
4. 2026-06-15
   days on market $43,900 Active 27 DOM
5. 2026-06-14
   days on market $43,900 Active 25 DOM
6. 2026-06-13
   days on market $43,900 Active 24 DOM
7. 2026-06-10
   days on market $43,900 Active 22 DOM
8. 2026-06-09
   pricedays on market $43,900 Active 21 DOM
9. 2026-06-08
   days on market $48,900 Active 20 DOM
10. 2026-06-07
    days on market $48,900 Active 19 DOM
11. 2026-06-05
    days on market $48,900 Active 16 DOM
12. 2026-06-03
    days on market $48,900 Active 15 DOM
13. 2026-06-02
    pricedays on market $48,900 Active 14 DOM
14. 2026-06-01
    days on market $49,900 Active 13 DOM
15. 2026-05-31
    days on market $49,900 Active 12 DOM
16. 2026-05-30
    days on market $49,900 Active 11 DOM
17. 2026-05-19
    listed $49,900 Active 512-char remark

    Show marketing remark (512 chars)

    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.

18. 2026-05-19
    listed $49,900 Active

    Show marketing remark (512 chars)

    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.

19. 2014-09-15
    historical
20. 1996-05-28
    historical
21. 1996-02-28
    listed $21,900
22. 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.

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): 9,836
• Household income: $39,344
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 816.0

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 0.61)
• 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%

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

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

+127.9% since first listed

6 events — show timeline

• 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.