1215 N Rose St · Kalamazoo, MI 49007

$69,900

3 bd · 1.5 ba · 1,511 sqft · SingleFamily public records · 47 Days on market

Built 1905 6,098 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

Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

Key facts

• Formal dining room
• Large living room
• 1 car garage

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• ADDITIONAL STORAGE
• DEEP BACKYARD
• 1 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $1,682/mo this rent would consume 51% of the median local household income ($39k/yr) (locally 816% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.41% ✓
• Cap rate: 19.86%
• Cash-on-cash: 48.46%
• DSCR: 3.16
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $142,034
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Paterson St	0.15mi	3/2.0	1,486 (-2%)	1mo	$129,900	$87	88
302 W Frank St	0.27mi	3/1.5	1,465 (-3%)	0mo	$176,000	$120	82
1328 Krom St	0.20mi	4/2.0 (+1)	1,550 (+3%)	2mo	$145,900	$94	78
1005 N Park St	0.18mi	4/1.5 (+1)	1,587 (+5%)	2mo	$131,500	$83	76
1018 N Rose St	0.10mi	4/2.0 (+1)	1,398 (-8%)	2mo	$135,000	$97	74
1349 Krom St	0.21mi	4/1.5 (+1)	1,612 (+7%)	1mo	$125,000	$78	74
116 Martin St	0.37mi	4/2.0 (+1)	1,440 (-5%)	7mo	$190,000	$132	62
608 W Ransom St	0.52mi	3/1.0	1,464 (-3%)	8mo	$111,900	$76	61
731 Mabel St	0.49mi	4/1.5 (+1)	1,386 (-8%)	1mo	$63,000	$45	58
1111 Woodward Ave	0.57mi	3/1.0	1,356 (-10%)	10mo	$137,000	$101	46
816 Stuart Ave	0.68mi	3/1.0	1,716 (+14%)	0mo	$145,000	$84	43
1010 Cobb Ave	0.49mi	4/1.0 (+1)	1,331 (-12%)	9mo	$167,000	$125	43

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: 42.4%
• Equity multiple: 2.74×
• Total profit: $34,144
• Equity at exit: $10,422

10-year hold

• IRR: 47.1%
• Equity multiple: 4.87×
• Total profit: $75,747
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$367
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $790

Break-even live

Break-even rent $681

Max offer price $69,900

Occupancy floor 48%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.47mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	20d	1	0.60mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	20d	1	0.73mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.78mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	20d	1	0.78mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.83mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.86mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	20d	1	0.94mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.14mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.34mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	20d	1	1.40mi

Listing history 13 events

1. 2026-04-01
   status Pending 769-char remark

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

2. 2026-04-01
   status Pending 769-char remark

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

3. 2026-04-01
   status Pending

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

4. 2026-03-26
   price $69,900 769-char remark

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

5. 2026-03-26
   price $69,900 769-char remark

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

6. 2026-03-26
   price $69,900

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

7. 2026-02-13
   listed $79,900 Active 769-char remark

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

8. 2026-02-13
   listed $79,900 Active 769-char remark

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

9. 2026-02-13
   listed $79,900 Active

   Show marketing remark (769 chars)

   Excellent opportunity to own a spacious 3-bedroom home in a convenient location! This property features a large living room, formal dining room with hardwood floors, and 11/2 baths. The basement offers additional storage, plus there's a deep backyard with a 1-car garage. Located near the bus line and walkable to downtown shops, restaurants, event spaces, and amenities. The Family Health Center is across the street. This home is surrounded by ongoing new construction and development in the area, offering strong long-term potential. Home needs some TLC but is livable as-is and priced accordingly. Major mechanicals appear to be in good repair. Ideal for owner-occupants or as a solid rental addition to an investment portfolio. Qualifies for the Kalamazoo Promise.

10. 2014-09-25
    historical
11. 2008-03-10
    historical
12. 2007-09-10
    listed $50,000
13. 2007-09-10
    listed $50,000

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $1,708 · $142/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 3/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $20,178
• − Mortgage interest: −$3,915
• − Property taxes: −$1,708
• − Insurance: −$350
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,033
• Taxable income: $8,943
• Est. tax owed @ 24.0%: −$2,146
• After-tax cash flow: $7,338/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

+39.8% since first listed

13 events — show timeline

• 2026-04-01 Pending — MiRealSource-MiMLS
• 2026-04-01 Pending — REALCOMP
• 2026-04-01 Pending — SW Michigan MLS
• 2026-03-26 Price Changed $69,900 MiRealSource-MiMLS
• 2026-03-26 Price Changed $69,900 REALCOMP
• 2026-03-26 Price Changed $69,900 SW Michigan MLS
• 2026-02-13 Listed $79,900 SW Michigan MLS
• 2026-02-13 Listed $79,900 REALCOMP
• 2026-02-13 Listed $79,900 MiRealSource-MiMLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2008-03-10 Listing Removed — REALCOMP
• 2007-09-10 Listed $50,000 REALCOMP
• 2007-09-10 Listed $50,000 SW Michigan MLS

Property tax history

+8.1%/yr

Latest (2025): $1,708 · +3.1% YoY. Source: county tax records.