1315 Sutherland Ave · Kalamazoo, MI 49006

$260,000

5 bd · 2.0 ba · 1,511 sqft · SingleFamily public records · 30 Days on market

Built 1957 10,454 sqft lot Est $192k · 35% over

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Why this score? — see what drove the D- 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 +13.6/30.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 5 bedroom, 2 full bath investment property is considtently rented. Over 1400 finished square feet on the main floor. Living room is spacous. Kitchen with eating area includes the Refrigerator, Range/Oven, Microwave, Dishwasher and Washer and Dryer in the lower level. The living room, hallway and bedrooms have hardwood floors. Foyer has a mudd room with ceramic tile floors. Unfinished full basement for additional space to work out. Walking distance to WMU, restaurants and shops. Fenced in back yard with a patio. This investment property has been consistently rented over the past 17 years and professionally managed by a property management company. If you are thinking about becoming an investor in real estate, here's your chance. Call for an appointment.

Key facts

• Ceramic tile floors
• Fenced in back yard
• Patio

Tags

• FINISHED SQUARE FEET
• HARDWOOD FLOORS
• CERAMIC TILE FLOORS
• FENCED IN BACK YARD
• PATIO
• WALKING DISTANCE TO WMU

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single-family residence; Built in 1957
• Construction: Wood siding exterior; Composition roof
• Exterior features: Paved road access; Shed(s) on the property

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eight total rooms; Full basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $13 ($150/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (6.3% below list).
• Recommended offer: $244k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Woodward School For Technology And Research (206 students, 95% FRL); Maple Street Magnet School For The Arts (math 75% / reading 75%, grade A, #8 of 493 statewide, top 3%, 860 students, 59% FRL); Loy Norrix High School (math 47% / reading 82%, grade B-, #46 of 713 statewide, top 7%, 1,771 students, 68% FRL).
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Kalamazoo Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.4%/yr); 106 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $2,435/mo this rent would consume 67% of the median local household income ($44k/yr) (locally 2581% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 41y 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.
• Current owner paid $50k; list at $260k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $243,542 (6.3% below list)

Questions for the listing agent

1. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $191,897
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Westfall Ave	0.38mi	4/2.0 (-1)	1,507 (-0%)	2mo	$191,500	$127	76
3040 W Michigan Ave	0.36mi	4/2.0 (-1)	1,658 (+10%)	5mo	$204,000	$123	58
3623 Lancaster Dr	0.68mi	4/1.5 (-1)	1,566 (+4%)	9mo	$272,890	$174	48

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-40,267
• Equity at exit: $38,767

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-29,632
• Equity at exit: $22,480

Cash invested: $72,800 (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 49006

• Rents YoY: 3.4%
• Active inventory: 106
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$440 /mo · $5,276/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $13

Break-even live

Break-even rent $2,420

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $160	-5% $86	+0% $13	+5% $-61	+10% $-135
Rent	-10% $-180	-5% $-84	+0% $13	+5% $109	+10% $205
Rate	-1.0pp $143	-0.5pp $79	base $13	+0.5pp $-55	+1.0pp $-123

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Redwood Ave Kalamazoo, MI	6.0	3.0	1981	$2,400	$1.21	15d	1	0.03mi
2533 Redwood Ave Kalamazoo, MI	5.0	2.0	1433	$2,750	$1.92	23d	1	0.04mi
1203 Kimbark Ave Kalamazoo, MI	6.0	3.0	2200	$2,400	$1.09	23d	1	0.27mi
1329 Fraternity Village Dr Kalamazoo, MI	6.0	3.0	2218	$3,150	$1.42	23d	1	0.37mi
229 S Kendall Ave Kalamazoo, MI	4.0	2.0–2.5	1625	$1,560	$0.96	23d	7	0.88mi
124 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	23d	5	0.98mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	23d	2	0.99mi
1010 Emajean St Kalamazoo, MI	2.0–4.0	1.0–3.0	1249	$1,760	$1.41	23d	1	1.06mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	15d	1	1.08mi
4346 N Hills Dr Kalamazoo, MI	2.0–4.0	2.0–4.0	1093	$1,960	$1.79	23d	1	1.08mi
207 N Kendall Ave Kalamazoo, MI	4.0	2.0	1655	$1,560	$0.94	15d	5	1.11mi

Listing history 46 events

1. 2026-06-21
   days on market $260,000 Active 30 DOM
2. 2026-06-18
   days on market $260,000 Active 27 DOM
3. 2026-06-17
   days on market $260,000 Active 26 DOM
4. 2026-06-16
   days on market $260,000 Active 25 DOM
5. 2026-06-15
   days on market $260,000 Active 24 DOM
6. 2026-06-14
   days on market $260,000 Active 22 DOM
7. 2026-06-13
   days on market $260,000 Active 21 DOM
8. 2026-06-10
   days on market $260,000 Active 19 DOM
9. 2026-06-09
   days on market $260,000 Active 18 DOM
10. 2026-06-08
    days on market $260,000 Active 17 DOM
11. 2026-06-07
    days on market $260,000 Active 16 DOM
12. 2026-06-05
    days on market $260,000 Active 13 DOM
13. 2026-06-03
    days on market $260,000 Active 12 DOM
14. 2026-06-02
    days on market $260,000 Active 11 DOM
15. 2026-06-01
    days on market $260,000 Active 10 DOM
16. 2026-05-31
    days on market $260,000 Active 9 DOM
17. 2026-05-30
    days on market $260,000 Active 8 DOM
18. 2026-05-22
    listed $260,000 Active 767-char remark

    Show marketing remark (767 chars)

    This 5 bedroom, 2 full bath investment property is considtently rented. Over 1400 finished square feet on the main floor. Living room is spacous. Kitchen with eating area includes the Refrigerator, Range/Oven, Microwave, Dishwasher and Washer and Dryer in the lower level. The living room, hallway and bedrooms have hardwood floors. Foyer has a mudd room with ceramic tile floors. Unfinished full basement for additional space to work out. Walking distance to WMU, restaurants and shops. Fenced in back yard with a patio. This investment property has been consistently rented over the past 17 years and professionally managed by a property management company. If you are thinking about becoming an investor in real estate, here's your chance. Call for an appointment.

19. 2026-05-22
    listed $260,000 Active 767-char remark

    Show marketing remark (767 chars)

    This 5 bedroom, 2 full bath investment property is considtently rented. Over 1400 finished square feet on the main floor. Living room is spacous. Kitchen with eating area includes the Refrigerator, Range/Oven, Microwave, Dishwasher and Washer and Dryer in the lower level. The living room, hallway and bedrooms have hardwood floors. Foyer has a mudd room with ceramic tile floors. Unfinished full basement for additional space to work out. Walking distance to WMU, restaurants and shops. Fenced in back yard with a patio. This investment property has been consistently rented over the past 17 years and professionally managed by a property management company. If you are thinking about becoming an investor in real estate, here's your chance. Call for an appointment.

20. 2026-05-22
    listed $260,000 Active

    Show marketing remark (767 chars)

    This 5 bedroom, 2 full bath investment property is considtently rented. Over 1400 finished square feet on the main floor. Living room is spacous. Kitchen with eating area includes the Refrigerator, Range/Oven, Microwave, Dishwasher and Washer and Dryer in the lower level. The living room, hallway and bedrooms have hardwood floors. Foyer has a mudd room with ceramic tile floors. Unfinished full basement for additional space to work out. Walking distance to WMU, restaurants and shops. Fenced in back yard with a patio. This investment property has been consistently rented over the past 17 years and professionally managed by a property management company. If you are thinking about becoming an investor in real estate, here's your chance. Call for an appointment.

21. 2026-01-18
    historical $2,500
22. 2025-12-25
    historical
23. 2025-12-24
    historical
24. 2025-10-21
    listed $2,500
25. 2025-06-25
    listed $319,900 Active
26. 2025-06-25
    price $319,900
27. 2025-06-25
    listed $319,900 Active
28. 2025-02-09
    historical $2,475
29. 2024-11-07
    listed $2,475
30. 2014-09-15
    historical
31. 2014-09-15
    historical
32. 2009-11-30
    soldstatus $50,000
33. 2009-11-30
    soldstatus $50,000
34. 2009-09-09
    listed $64,900
35. 2009-09-09
    listed $64,900
36. 2001-04-17
    soldstatus $127,000
37. 2001-04-17
    soldstatus $127,000
38. 2001-01-24
    listed $139,900
39. 2001-01-24
    listed $139,900
40. 2001-01-23
    historical
41. 2000-10-23
    listed $139,900
42. 2000-10-23
    listed $139,900
43. 1992-09-09
    historical
44. 1992-06-10
    listed $79,500
45. 1991-11-12
    listed $78,500
46. 1985-03-13
    listed $41,900

ⓘ 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: $5,276 · $440/mo
• Projected year-2 tax: $5,276 · $440/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: $29,225
• − Mortgage interest: −$14,564
• − Property taxes: −$5,276
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$7,564
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $1,147/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): 26,507
• Household income: $43,639
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2581.0

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 0.55)
• Race & ethnicity: White 65% Black 14% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -235.52%
• Current HPI: 243.4367
• Rent YoY: ▲ 3.39%
• 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

+520.5% since first listed

29 events — show timeline

• 2026-05-22 Listed $260,000 SW Michigan MLS
• 2026-05-22 Listed $260,000 REALCOMP
• 2026-05-22 Listed $260,000 MiRealSource-MiMLS
• 2026-01-18 Rental Removed $2,500 SHOWMOJO
• 2025-12-25 Listing Removed — MiRealSource-MiMLS
• 2025-12-24 Listing Removed — REALCOMP
• 2025-10-21 Listed for Rent $2,500 SHOWMOJO
• 2025-06-25 Listed $319,900 REALCOMP
• 2025-06-25 Price Changed $319,900 SW Michigan MLS
• 2025-06-25 Listed $319,900 MiRealSource-MiMLS
• 2025-02-09 Rental Removed $2,475 SHOWMOJO
• 2024-11-07 Listed for Rent $2,475 SHOWMOJO
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2009-11-30 Sold (MLS) $50,000 REALCOMP
• 2009-11-30 Sold (MLS) $50,000 SW Michigan MLS
• 2009-09-09 Listed $64,900 REALCOMP
• 2009-09-09 Listed $64,900 SW Michigan MLS
• 2001-04-17 Sold (MLS) $127,000 REALCOMP
• 2001-04-17 Sold (MLS) $127,000 SW Michigan MLS
• 2001-01-24 Listed $139,900 REALCOMP
• 2001-01-24 Listed $139,900 SW Michigan MLS
• 2001-01-23 Listing Removed — REALCOMP
• 2000-10-23 Listed $139,900 REALCOMP
• 2000-10-23 Listed $139,900 SW Michigan MLS
• 1992-09-09 Listing Removed — SW Michigan MLS
• 1992-06-10 Listed $79,500 SW Michigan MLS
• 1991-11-12 Listed $78,500 SW Michigan MLS
• 1985-03-13 Listed $41,900 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $5,276 · +3.0% YoY. Source: county tax records.