821 Clarence St · Kalamazoo, MI 49001

$70,000

4 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 63 Days on market

Built 1900 8,712 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
• 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

Spacious 4-bedroom home offering a unique renovation opportunity in West Michigan. This property has undergone significant updates, including a newer roof, updated electrical, and foundation improvements. The interior has been taken down to the studs in many areas, providing a blank slate for customization and finishing. The main home is configured for 4 bedrooms and 2 bathrooms, with an additional attic space that has been partially framed for a potential 1-bedroom, 1-bath layout with plumbing and electrical in place. Ideal for those looking to add value or create additional living space. Situated on a generous lot with off-street parking and a deck area. Conveniently located near local amenities, this property presents strong potential for investors or buyers looking to build equity while buying a home in the Grand Rapids area. Property is being sold as-is.

Key facts

• Deck area
• Updated electrical
• Newer roof

Tags

• NEWER ROOF
• UPDATED ELECTRICAL
• FOUNDATION IMPROVEMENTS
• OFF-STREET PARKING
• DECK AREA

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Cable connected; Natural gas connected; Sewer available
• Home design: Multi-family residential income property; 2,973 total building area; Lot roughly 66 x 132; Residential zoning
• Construction: Other construction materials
• Exterior features: Other roof

Interior

• Bedrooms: One 1-bedroom unit; One 4-bedroom unit
• Bathrooms: One 1-bath unit; One 2-bath unit
• Heating & cooling: No heating specified
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/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: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 $484 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 + 6.4% 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 63 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 35y 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 $32k; list at $70k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 2.50% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.05%
• DSCR: 3.27
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $160,542
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Egleston Ave	0.57mi	3/2.0 (-1)	1,978 (-0%)	8mo	$130,000	$66	62
1122 Egleston Ave	0.52mi	4/2.5	1,800 (-9%)	9mo	$150,000	$83	51
1109 Hays Park Ave	0.61mi	4/2.0	1,760 (-11%)	7mo	$75,000	$43	47
1326 Cameron St	0.37mi	5/2.0 (+1)	2,146 (+8%)	22mo	$145,000	$68	46
822 Lake St	0.45mi	5/1.5 (+1)	1,690 (-15%)	13mo	$140,000	$83	37
822 Gibson St	0.65mi	4/2.0	1,806 (-9%)	23mo	$147,000	$81	36
1414 Portage St	0.62mi	3/2.0 (-1)	1,774 (-10%)	19mo	$70,000	$39	33
920 Hays Park Ave	0.68mi	5/1.0 (+1)	1,753 (-12%)	11mo	$66,000	$38	31
1612 Egleston Ave	0.49mi	3/1.5 (-1)	1,715 (-14%)	20mo	$160,000	$93	31
827 Reed St	0.74mi	4/2.0	1,694 (-14%)	22mo	$145,000	$86	23

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: 52.9%
• Equity multiple: 3.45×
• Total profit: $48,038
• Equity at exit: $10,437

10-year hold

• IRR: 59.6%
• Equity multiple: 8.03×
• Total profit: $137,795
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $834

Break-even live

Break-even rent $693

Max offer price $70,000

Occupancy floor 47%

Sensitivity live

Price	-10% $874	-5% $854	+0% $834	+5% $814	+10% $794
Rent	-10% $696	-5% $765	+0% $834	+5% $903	+10% $972
Rate	-1.0pp $869	-0.5pp $852	base $834	+0.5pp $816	+1.0pp $797

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: $17,500
• Closing costs: $2,100
• 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	14d	12	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 63 DOM
2. 2026-06-17
   days on market $70,000 Active 62 DOM
3. 2026-06-16
   days on market $70,000 Active 61 DOM
4. 2026-06-15
   days on market $70,000 Active 60 DOM
5. 2026-06-14
   days on market $70,000 Active 58 DOM
6. 2026-06-13
   days on market $70,000 Active 57 DOM
7. 2026-06-10
   days on market $70,000 Active 55 DOM
8. 2026-06-09
   days on market $70,000 Active 54 DOM
9. 2026-06-08
   days on market $70,000 Active 53 DOM
10. 2026-06-07
    days on market $70,000 Active 52 DOM
11. 2026-06-05
    days on market $70,000 Active 49 DOM
12. 2026-06-03
    days on market $70,000 Active 48 DOM
13. 2026-06-02
    days on market $70,000 Active 47 DOM
14. 2026-06-01
    days on market $70,000 Active 46 DOM
15. 2026-05-31
    days on market $70,000 Active 45 DOM
16. 2026-05-30
    days on market $70,000 Active 44 DOM
17. 2026-04-16
    listed $70,000 Active

    Show marketing remark (871 chars)

    Spacious 4-bedroom home offering a unique renovation opportunity in West Michigan. This property has undergone significant updates, including a newer roof, updated electrical, and foundation improvements. The interior has been taken down to the studs in many areas, providing a blank slate for customization and finishing. The main home is configured for 4 bedrooms and 2 bathrooms, with an additional attic space that has been partially framed for a potential 1-bedroom, 1-bath layout with plumbing and electrical in place. Ideal for those looking to add value or create additional living space. Situated on a generous lot with off-street parking and a deck area. Conveniently located near local amenities, this property presents strong potential for investors or buyers looking to build equity while buying a home in the Grand Rapids area. Property is being sold as-is.

18. 2026-04-16
    listed $70,000 Active 871-char remark

    Show marketing remark (871 chars)

    Spacious 4-bedroom home offering a unique renovation opportunity in West Michigan. This property has undergone significant updates, including a newer roof, updated electrical, and foundation improvements. The interior has been taken down to the studs in many areas, providing a blank slate for customization and finishing. The main home is configured for 4 bedrooms and 2 bathrooms, with an additional attic space that has been partially framed for a potential 1-bedroom, 1-bath layout with plumbing and electrical in place. Ideal for those looking to add value or create additional living space. Situated on a generous lot with off-street parking and a deck area. Conveniently located near local amenities, this property presents strong potential for investors or buyers looking to build equity while buying a home in the Grand Rapids area. Property is being sold as-is.

19. 2014-10-17
    historical
20. 1993-11-26
    soldstatus $31,900
21. 1993-09-24
    listed $31,900
22. 1991-08-15
    listed $31,500

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 ≥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: $20,982
• − Mortgage interest: −$3,921
• − Property taxes: −$1,814
• − Insurance: −$350
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$2,036
• Taxable income: $9,503
• Est. tax owed @ 24.0%: −$2,281
• After-tax cash flow: $7,726/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

+122.2% since first listed

6 events — show timeline

• 2026-04-16 Listed $70,000 REALCOMP
• 2026-04-16 Listed $70,000 MiRealSource-MiMLS
• 2014-10-17 Listing Removed — SW Michigan MLS
• 1993-11-26 Sold (MLS) $31,900 SW Michigan MLS
• 1993-09-24 Listed $31,900 SW Michigan MLS
• 1991-08-15 Listed $31,500 SW Michigan MLS

Property tax history

-4.8%/yr

Latest (2025): $1,814 · +1.9% YoY. Source: county tax records.