1411 Egleston Ave · Kalamazoo, MI 49001

$160,000

4 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 117 Days on market

Built 1911 6,098 sqft lot Est $161k · at est.

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +7.9/15.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• 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

Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

Key facts

• Open floor plan
• Large living room
• Open porch

Tags

• OPEN PORCH
• VINYL SIDING
• LARGE LIVING ROOM
• OPEN FLOOR PLAN
• UPDATED EAT IN KITCHEN
• LARGE PANTRY

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Traditional single-family residence; Residential property
• Construction: Built in 1911; Vinyl siding; Composition roof; Full basement
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Pantry; 7 total rooms; Screens and replacement windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $154k (4.0% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 117 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 36y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $160k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $161,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Reed Ave	0.17mi	4/2.0	1,350 (-2%)	5mo	$70,000	$52	84
1204 March St	0.20mi	5/2.0 (+1)	1,390 (+1%)	1mo	$192,000	$138	84
1116 March St	0.26mi	3/2.0 (-1)	1,396 (+1%)	4mo	$69,900	$50	78
1612 E Stockbridge Ave	0.13mi	3/1.5 (-1)	1,301 (-6%)	4mo	$156,500	$120	74
1510 Egleston Ave	0.07mi	4/2.0	1,566 (+14%)	1mo	$200,000	$128	74
923 Stockbridge Ave	0.30mi	3/2.0 (-1)	1,461 (+6%)	3mo	$148,000	$101	69
1114 Lane Blvd	0.37mi	3/2.0 (-1)	1,319 (-4%)	4mo	$135,500	$103	67
734 E Stockbridge Ave	0.45mi	4/1.0	1,294 (-6%)	1mo	$45,000	$35	64
1721 Egleston Ave	0.21mi	3/1.5 (-1)	1,186 (-14%)	2mo	$115,000	$97	58
901 Clarence St	0.42mi	3/1.5 (-1)	1,494 (+8%)	3mo	$174,900	$117	57
1705 Roseland Ave	0.75mi	3/1.0 (-1)	1,220 (-12%)	1mo	$155,000	$127	36
1522 Miller	0.70mi	3/1.0 (-1)	1,542 (+12%)	5mo	$209,000	$136	35

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,092
• Equity at exit: $23,857

10-year hold

• IRR: 7.9%
• Equity multiple: 1.68×
• Total profit: $30,673
• Equity at exit: $13,834

Cash invested: $44,800 (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 49001

• Rents YoY: 6.4%
• Active inventory: 109
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $179

Break-even live

Break-even rent $1,309

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $270	-5% $224	+0% $179	+5% $134	+10% $89
Rent	-10% $58	-5% $118	+0% $179	+5% $240	+10% $300
Rate	-1.0pp $260	-0.5pp $220	base $179	+0.5pp $138	+1.0pp $95

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	14d	1	1.09mi

Listing history 32 events

1. 2026-06-15
   status $160,000 Pending 117 DOM
2. 2026-06-15
   days on market $160,000 Active 117 DOM
3. 2026-06-14
   days on market $160,000 Active 115 DOM
4. 2026-06-13
   statusdays on market $160,000 Active 114 DOM
5. 2026-06-07
   statusdays on market $160,000 Pending 113 DOM
6. 2026-06-05
   pricedays on market $160,000 Active 111 DOM
7. 2026-06-03
   days on market $165,000 Active 110 DOM
8. 2026-06-02
   days on market $165,000 Active 109 DOM
9. 2026-06-01
   days on market $165,000 Active 108 DOM
10. 2026-05-31
    days on market $165,000 Active 107 DOM
11. 2026-05-30
    days on market $165,000 Active 106 DOM
12. 2026-05-19
    price $165,000 642-char remark

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

13. 2026-05-19
    price $165,000 642-char remark

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

14. 2026-05-19
    price $165,000

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

15. 2026-04-10
    price $170,000 642-char remark

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

16. 2026-04-09
    price $170,000 642-char remark

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

17. 2026-04-09
    price $170,000

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

18. 2026-02-13
    listed $180,000 Active 642-char remark

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

19. 2026-02-13
    listed $180,000 Active 642-char remark

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

20. 2026-02-13
    listed $180,000 Active

    Show marketing remark (642 chars)

    Updated home in the heart of Kalamazoo. Great curb appeal with the big open porch and low maintenance vinyl siding. Enter the large living room with open staircase, coat closet and wood floors. The open floor plan offers a large updated eat in kitchen featuring tile floors, large pantry, half bath and access to the deck and back yard from the sliding door. Upstairs you have three good sized bedrooms and a full bath. Full basement offers plenty of storage space, laundry and room for gym or all your hobbies. Off road parking in the back accessible from the alley. Great opportunity for downtown living or to use as an investment property.

21. 2015-01-08
    soldstatus $35,000
22. 2015-01-08
    soldstatus $35,000
23. 2014-09-16
    listed $39,900
24. 2014-09-16
    listed $39,900
25. 2010-07-30
    soldstatus $19,800
26. 2010-07-30
    soldstatus $19,800
27. 2010-05-27
    listed $27,900
28. 2010-05-27
    listed $27,900
29. 1990-07-24
    soldstatus $44,000
30. 1990-07-24
    soldstatus $44,000
31. 1990-04-18
    listed $47,900
32. 1990-04-18
    listed $47,900

ⓘ 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: $1,542 · $128/mo
• Projected year-2 tax: $2,003 · $167/mo
• Expected delta: +$461/yr (+$38/mo · 29.9%)

ⓘ 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: $18,430
• − Mortgage interest: −$8,962
• − Property taxes: −$1,542
• − Insurance: −$800
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,655
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $2,264/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

+244.5% since first listed

21 events — show timeline

• 2026-05-19 Price Changed $165,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $165,000 REALCOMP
• 2026-05-19 Price Changed $165,000 SW Michigan MLS
• 2026-04-10 Price Changed $170,000 MiRealSource-MiMLS
• 2026-04-09 Price Changed $170,000 REALCOMP
• 2026-04-09 Price Changed $170,000 SW Michigan MLS
• 2026-02-13 Listed $180,000 SW Michigan MLS
• 2026-02-13 Listed $180,000 REALCOMP
• 2026-02-13 Listed $180,000 MiRealSource-MiMLS
• 2015-01-08 Sold (MLS) $35,000 REALCOMP
• 2015-01-08 Sold (MLS) $35,000 SW Michigan MLS
• 2014-09-16 Listed $39,900 REALCOMP
• 2014-09-16 Listed $39,900 SW Michigan MLS
• 2010-07-30 Sold (MLS) $19,800 REALCOMP
• 2010-07-30 Sold (MLS) $19,800 SW Michigan MLS
• 2010-05-27 Listed $27,900 REALCOMP
• 2010-05-27 Listed $27,900 SW Michigan MLS
• 1990-07-24 Sold (MLS) $44,000 REALCOMP
• 1990-07-24 Sold (MLS) $44,000 SW Michigan MLS
• 1990-04-18 Listed $47,900 REALCOMP
• 1990-04-18 Listed $47,900 SW Michigan MLS

Property tax history

+3.9%/yr

Latest (2025): $1,542 · +3.0% YoY. Source: county tax records.