1349 Krom St · Kalamazoo, MI 49007

$125,000

5 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 9 Days on market

Built 1918 4,356 sqft lot Est $148k · 16% under

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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 +28.2/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

Key facts

• 4,356 sq ft lot
• Built 1918
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.1% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $1,810/mo this rent would consume 55% 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 $864 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 25y 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 $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.45% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $148,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1349 Krom St	0.00mi	4/1.5 (-1)	1,612 (0%)	1mo	$125,000	$78	92
1328 Krom St	0.05mi	4/2.0 (-1)	1,550 (-4%)	2mo	$145,900	$94	84
1005 N Park St	0.38mi	4/1.5 (-1)	1,587 (-2%)	2mo	$131,500	$83	71
1323 Krom St	0.06mi	4/2.0 (-1)	1,467 (-9%)	13mo	$101,000	$69	66
116 Martin St	0.20mi	4/2.0 (-1)	1,440 (-11%)	7mo	$190,000	$132	62
1018 N Rose St	0.27mi	4/2.0 (-1)	1,398 (-13%)	2mo	$135,000	$97	59
403 Drexel Pl Pl	0.46mi	4/1.0 (-1)	1,638 (+2%)	10mo	$130,000	$79	58
1708 N Rose St	0.25mi	4/2.0 (-1)	1,800 (+12%)	14mo	$176,900	$98	53
634 Ada St	0.69mi	4/1.5 (-1)	1,589 (-1%)	11mo	$145,900	$92	50
1712 N Rose St	0.25mi	4/2.0 (-1)	1,800 (+12%)	18mo	$176,900	$98	49
731 Mabel St	0.68mi	4/1.5 (-1)	1,386 (-14%)	1mo	$63,000	$45	37
623 Mabel St	0.59mi	4/1.0 (-1)	1,390 (-14%)	13mo	$123,000	$88	30

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-116
• Equity at exit: $18,638

10-year hold

• IRR: 5.7%
• Equity multiple: 1.36×
• Total profit: $12,524
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$325 /mo · $3,900/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $397

Break-even live

Break-even rent $1,307

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.77mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	1.11mi

Listing history 48 events

1. 2026-04-09
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

2. 2026-04-09
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

3. 2026-04-09
   status Pending

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

4. 2026-04-02
   status Active 388-char remark

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

5. 2026-04-02
   status Active 388-char remark

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

6. 2026-04-02
   status Active

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

7. 2026-03-28
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

8. 2026-03-28
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

9. 2026-03-28
   status Pending

   Show marketing remark (388 chars)

   Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

10. 2026-03-27
    status Active 388-char remark

    Show marketing remark (388 chars)

    Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

11. 2026-03-26
    listed $125,000 Active 388-char remark

    Show marketing remark (388 chars)

    Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

12. 2026-03-26
    historical 388-char remark

    Show marketing remark (388 chars)

    Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

13. 2026-03-26
    listed $125,000 Active 388-char remark

    Show marketing remark (388 chars)

    Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

14. 2026-03-26
    listed $125,000 Active

    Show marketing remark (388 chars)

    Move-in ready 4 bedroom, 2 bathroom home on Krom Street in Kalamazoo. This home has been thoughtfully updated from top to bottom, offering a clean, modern interior with all the big items already taken care of. The layout gives you flexibility with multiple bedrooms and living space, while the updated kitchen and baths bring a fresh, comfortable feel. Move right in and make it your own.

15. 2023-12-22
    historical $1,195
16. 2023-11-23
    price $1,195
17. 2023-11-11
    listed $1,295
18. 2023-07-17
    soldstatus $75,000
19. 2023-07-12
    historical
20. 2023-07-12
    historical
21. 2023-06-01
    price $99,900
22. 2023-05-31
    price $99,900
23. 2023-05-31
    price $99,900
24. 2023-05-10
    listed $129,900 Active
25. 2023-05-10
    listed $129,900 Active
26. 2023-01-10
    historical
27. 2023-01-10
    historical
28. 2022-09-22
    price $159,000
29. 2022-09-22
    price $159,000
30. 2022-05-04
    price $179,900
31. 2022-05-03
    price $179,900
32. 2022-03-30
    listed $199,900 Active
33. 2022-03-30
    listed $159,000 Active
34. 2022-02-10
    historical
35. 2022-02-09
    historical
36. 2022-02-09
    historical
37. 2021-11-18
    listed $199,900 Active
38. 2021-11-18
    listed $199,900
39. 2021-11-18
    listed $199,900 Active
40. 2018-11-09
    soldstatus $32,500
41. 2018-11-09
    soldstatus $32,500 Sold
42. 2018-08-21
    listed $35,500 Active
43. 2018-08-20
    listed $35,500
44. 2018-08-20
    listed $35,500
45. 2014-09-15
    historical
46. 2002-02-13
    historical
47. 2001-08-13
    listed $43,900
48. 2001-08-13
    listed $43,900

ⓘ 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: $3,900 · $325/mo
• Projected year-2 tax: $3,900 · $325/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: $21,723
• − Mortgage interest: −$7,002
• − Property taxes: −$3,900
• − Insurance: −$625
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$3,636
• Taxable income: $3,083
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $4,029/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

+184.7% since first listed

48 events — show timeline

• 2026-04-09 Pending — MiRealSource-MiMLS
• 2026-04-09 Pending — REALCOMP
• 2026-04-09 Pending — SW Michigan MLS
• 2026-04-02 Relisted — MiRealSource-MiMLS
• 2026-04-02 Relisted — REALCOMP
• 2026-04-02 Relisted — SW Michigan MLS
• 2026-03-28 Pending — REALCOMP
• 2026-03-28 Pending — MiRealSource-MiMLS
• 2026-03-28 Pending — SW Michigan MLS
• 2026-03-27 Relisted — REALCOMP
• 2026-03-26 Listed $125,000 SW Michigan MLS
• 2026-03-26 Listed $125,000 REALCOMP
• 2026-03-26 Listing Removed — REALCOMP
• 2026-03-26 Listed $125,000 MiRealSource-MiMLS
• 2023-12-22 Rental Removed $1,195 APPFOLIO
• 2023-11-23 Price Changed $1,195 APPFOLIO
• 2023-11-11 Listed for Rent $1,295 APPFOLIO
• 2023-07-17 Sold (Public Records) $75,000 Public Records
• 2023-07-12 Listing Removed — MiRealSource-MiMLS
• 2023-07-12 Listing Removed — REALCOMP
• 2023-06-01 Price Changed $99,900 MiRealSource-MiMLS
• 2023-05-31 Price Changed $99,900 REALCOMP
• 2023-05-31 Price Changed $99,900 SW Michigan MLS
• 2023-05-10 Listed $129,900 MiRealSource-MiMLS
• 2023-05-10 Listed $129,900 REALCOMP
• 2023-01-10 Listing Removed — MiRealSource-MiMLS
• 2023-01-10 Listing Removed — REALCOMP
• 2022-09-22 Price Changed $159,000 REALCOMP
• 2022-09-22 Price Changed $159,000 SW Michigan MLS
• 2022-05-04 Price Changed $179,900 REALCOMP
• 2022-05-03 Price Changed $179,900 SW Michigan MLS
• 2022-03-30 Listed $159,000 MiRealSource-MiMLS
• 2022-03-30 Listed $199,900 REALCOMP
• 2022-02-10 Listing Removed — REALCOMP
• 2022-02-09 Listing Removed — SW Michigan MLS
• 2022-02-09 Listing Removed — MiRealSource-MiMLS
• 2021-11-18 Listed $199,900 SW Michigan MLS
• 2021-11-18 Listed $199,900 MiRealSource-MiMLS
• 2021-11-18 Listed $199,900 REALCOMP
• 2018-11-09 Sold (MLS) $32,500 SW Michigan MLS
• 2018-11-09 Sold (MLS) $32,500 REALCOMP
• 2018-08-21 Listed $35,500 SW Michigan MLS
• 2018-08-20 Listed $35,500 MiRealSource-MiMLS
• 2018-08-20 Listed $35,500 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2002-02-13 Listing Removed — REALCOMP
• 2001-08-13 Listed $43,900 REALCOMP
• 2001-08-13 Listed $43,900 SW Michigan MLS

Property tax history

+20.6%/yr

Latest (2025): $3,900 · +36.3% YoY. Source: county tax records.