116 E Clay St · Kalamazoo, MI 49007

$136,900

3 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 15 Days on market

Built 1905 3,920 sqft lot Est $121k · 14% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated, this two-bedroom home with one & one-half baths could be your dream home. It has a new roof, new siding, new double pane windows, new all-electric HVAC, new kitchen cabinets, and new stainless-steel appliances. This house won't need any of those expensive repairs for years! This is a must-see house on Kalamazoo's Northside. Set up a showing today! Preference is given to First-Time Homebuyers or those who have not owned a home in the past 3 years. Buyers must be under 80% of the Area Median Income.

Key facts

• 3,920 sq ft lot
• Built 1905
• Listed 15 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional single-family residence; Built in 1905
• Construction: Vinyl siding; Composition roof; Full basement
• Exterior features: Paved road access; Lot roughly 0.09 acres

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Seven total rooms; Replacement insulated windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $135k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 14 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).
• At $1,572/mo this rent would consume 48% 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 $946 of loan paydown is wiped out by about $4k 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 15 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

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

Recommended offer $134,846 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $120,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 N Rose St	0.28mi	4/2.0 (+1)	1,398 (+4%)	2mo	$135,000	$97	69
116 Martin St	0.18mi	4/2.0 (+1)	1,440 (+8%)	7mo	$190,000	$132	64
410 W Paterson St	0.29mi	3/2.0	1,486 (+11%)	1mo	$129,900	$87	64
1212 Princeton Ave	0.33mi	3/1.0	1,200 (-10%)	6mo	$147,000	$123	63
302 W Frank St	0.46mi	3/1.5	1,465 (+9%)	0mo	$176,000	$120	61
534 Lulu St	0.44mi	4/1.0 (+1)	1,224 (-9%)	3mo	$55,000	$45	58
731 Mabel St	0.67mi	4/1.5 (+1)	1,386 (+4%)	1mo	$63,000	$45	55
708 Harrison St	0.63mi	4/1.0 (+1)	1,248 (-7%)	4mo	$112,000	$90	50
625 Ada St	0.69mi	3/1.0	1,202 (-10%)	1mo	$129,000	$107	50
2022 N Westnedge Ave	0.56mi	3/1.5	1,200 (-10%)	6mo	$105,000	$88	50
1115 Woodward Ave	0.72mi	3/1.0	1,144 (-15%)	1mo	$103,000	$90	41
716 Elizabeth St	0.63mi	4/1.5 (+1)	1,170 (-13%)	5mo	$65,000	$56	39

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,933
• Equity at exit: $20,412

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-362
• Equity at exit: $11,837

Cash invested: $38,332 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,054/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $296

Break-even live

Break-even rent $1,198

Max offer price $136,900

Occupancy floor 76%

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	20d	1	0.41mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.61mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	20d	1	0.64mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.77mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	20d	1	0.89mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	20d	1	0.90mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	0.96mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	20d	1	0.99mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	1.03mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	20d	1	1.09mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	20d	1	1.11mi
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	20d	1	1.17mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.27mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,390	$1.52	13d	13	1.48mi

Listing history 8 events

1. 2026-05-23
   status Pending
2. 2026-05-08
   listed $136,900 Active

   Show marketing remark (530 chars)

   Completely renovated, this two-bedroom home with one & one-half baths could be your dream home. It has a new roof, new siding, new double pane windows, new all-electric HVAC, new kitchen cabinets, and new stainless-steel appliances. This house won't need any of those expensive repairs for years! This is a must-see house on Kalamazoo's Northside. Set up a showing today! Preference is given to First-Time Homebuyers or those who have not owned a home in the past 3 years. Buyers must be under 80% of the Area Median Income.

3. 2026-05-08
   listed $136,900 Active 530-char remark

   Show marketing remark (530 chars)

   Completely renovated, this two-bedroom home with one & one-half baths could be your dream home. It has a new roof, new siding, new double pane windows, new all-electric HVAC, new kitchen cabinets, and new stainless-steel appliances. This house won't need any of those expensive repairs for years! This is a must-see house on Kalamazoo's Northside. Set up a showing today! Preference is given to First-Time Homebuyers or those who have not owned a home in the past 3 years. Buyers must be under 80% of the Area Median Income.

4. 2026-05-08
   listed $136,900 Active 530-char remark

   Show marketing remark (530 chars)

   Completely renovated, this two-bedroom home with one & one-half baths could be your dream home. It has a new roof, new siding, new double pane windows, new all-electric HVAC, new kitchen cabinets, and new stainless-steel appliances. This house won't need any of those expensive repairs for years! This is a must-see house on Kalamazoo's Northside. Set up a showing today! Preference is given to First-Time Homebuyers or those who have not owned a home in the past 3 years. Buyers must be under 80% of the Area Median Income.

5. 2026-04-30
   historical
6. 2026-04-30
   historical
7. 2026-02-10
   listed $136,900 Active
8. 2026-02-10
   listed $136,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,863
• − Mortgage interest: −$7,669
• − Property taxes: −$2,054
• − Insurance: −$684
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$3,983
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,199/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

+0.0% since first listed

8 events — show timeline

• 2026-05-23 Pending — SW Michigan MLS
• 2026-05-08 Listed $136,900 REALCOMP
• 2026-05-08 Listed $136,900 MiRealSource-MiMLS
• 2026-05-08 Listed $136,900 SW Michigan MLS
• 2026-04-30 Listing Removed — REALCOMP
• 2026-04-30 Listing Removed — MiRealSource-MiMLS
• 2026-02-10 Listed $136,900 REALCOMP
• 2026-02-10 Listed $136,900 MiRealSource-MiMLS

Property tax history

-37.8%/yr

Latest (2024): $115 · -95.1% YoY. Source: county tax records.