911 W Vine St · Kalamazoo, MI 49008

$154,900

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 216 Days on market

Built 1927 3,049 sqft lot Est $134k · 16% over

---

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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

Key facts

• Enclosed porch area
• 3,049 sq ft lot
• Built 1927

Tags

• ENCLOSED PORCH AREA
• COMPLETE ELECTRICAL UPGRADE
• ROOF ONLY A COUPLE YEARS OLD

Property features AI

Exterior

• Utilities: Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Traditional style single-family residence; Residential property
• Construction: Built in 1927; Wood siding; Composition roof
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Seven total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.2% 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: Woods Lake Elementarya Magnet Center For The Arts (566 students, 86% 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 (+2.4%/yr); 119 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

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 216 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 18 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 $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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?
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: 1.08% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $133,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Walnut Ct	0.56mi	3/1.0	1,344 (-2%)	1mo	$162,600	$121	70
1606 Merrill St	0.57mi	3/1.0	1,344 (-2%)	3mo	$291,000	$217	69
514 Forest St	0.45mi	3/1.5	1,323 (-3%)	6mo	$130,000	$98	66
726 Forest St	0.37mi	4/1.5 (+1)	1,437 (+5%)	2mo	$133,000	$93	65
1411 Oak St	0.49mi	3/2.0	1,389 (+2%)	6mo	$79,900	$58	65
819 Oakland Dr	0.15mi	3/2.0	1,510 (+11%)	7mo	$125,000	$83	65
612 Oak St	0.21mi	4/2.0 (+1)	1,540 (+13%)	2mo	$145,000	$94	58
1009 Oak St	0.27mi	4/2.0 (+1)	1,526 (+12%)	7mo	$141,000	$92	53
517 Oak St	0.28mi	4/1.5 (+1)	1,540 (+13%)	8mo	$110,000	$71	52
115 Monroe St	0.68mi	3/1.5	1,466 (+7%)	5mo	$243,000	$166	50
622 S Rose St	0.57mi	4/1.5 (+1)	1,526 (+12%)	8mo	$214,000	$140	40
515 Mccourtie St	0.52mi	4/2.0 (+1)	1,161 (-15%)	8mo	$165,500	$143	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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-15,743
• Equity at exit: $23,096

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,168
• Equity at exit: $13,393

Cash invested: $43,372 (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 49008

• Rents YoY: 2.4%
• Active inventory: 119
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$812
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $161

Break-even live

Break-even rent $1,468

Max offer price $154,900

Occupancy floor 85%

Sensitivity live

Price	-10% $249	-5% $205	+0% $161	+5% $117	+10% $73
Rent	-10% $29	-5% $95	+0% $161	+5% $227	+10% $293
Rate	-1.0pp $239	-0.5pp $201	base $161	+0.5pp $121	+1.0pp $80

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	15d	12	0.27mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	22d	1	0.55mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	22d	1	0.55mi
211 Rose Pl Kalamazoo, MI	2.0	2.0	1695	$1,200	$0.71	22d	1	0.55mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	15d	1	0.64mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	15d	2	0.71mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	22d	1	0.74mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	15d	1	0.83mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	15d	1	0.84mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	22d	2	0.93mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	22d	1	1.00mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	15d	1	1.23mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	22d	1	1.35mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	22d	1	1.36mi

Listing history 50 events

1. 2026-06-21
   days on market $154,900 Active 216 DOM
2. 2026-06-18
   days on market $154,900 Active 213 DOM
3. 2026-06-17
   days on market $154,900 Active 212 DOM
4. 2026-06-16
   days on market $154,900 Active 211 DOM
5. 2026-06-15
   days on market $154,900 Active 210 DOM
6. 2026-06-14
   days on market $154,900 Active 208 DOM
7. 2026-06-13
   days on market $154,900 Active 207 DOM
8. 2026-06-10
   days on market $154,900 Active 205 DOM
9. 2026-06-09
   days on market $154,900 Active 204 DOM
10. 2026-06-08
    days on market $154,900 Active 203 DOM
11. 2026-06-07
    days on market $154,900 Active 202 DOM
12. 2026-06-05
    days on market $154,900 Active 199 DOM
13. 2026-06-03
    days on market $154,900 Active 198 DOM
14. 2026-06-02
    days on market $154,900 Active 197 DOM
15. 2026-06-01
    days on market $154,900 Active 196 DOM
16. 2026-05-31
    days on market $154,900 Active 195 DOM
17. 2026-05-30
    days on market $154,900 Active 194 DOM
18. 2026-05-13
    price $154,900 473-char remark

    Show marketing remark (473 chars)

    Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

19. 2026-05-12
    price $154,900 476-char remark

    Show marketing remark (476 chars)

    Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

20. 2026-05-12
    price $154,900

    Show marketing remark (476 chars)

    Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

21. 2025-11-13
    listed $159,900 Active 473-char remark

    Show marketing remark (476 chars)

    Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

22. 2025-11-13
    listed $159,900 Active 476-char remark

    Show marketing remark (476 chars)

    Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

23. 2025-11-13
    listed $159,900 Active

    Show marketing remark (476 chars)

    Great single family 3 bedroom 1 bathroom home close to WMU campus. City Certified Rental through 02/28/2027. Nice enclosed porch area off living room with lots of light- great office area. Home had complete electrical upgrade in February of 2021. Roof only a couple years old. Parking for 2 average sized cars, 3 possibly if small. Currently rented for 1200/month - tenant pays all utilities. TENANT IS MONTH TO MONTH. OWNER OCCUPANT CAN TAKE POSSESSION WITH PROPER NOTICE.

24. 2022-05-25
    historical
25. 2022-04-01
    soldstatus $120,000
26. 2022-03-08
    soldstatus $120,000 Sold
27. 2022-03-08
    soldstatus $120,000 Sold
28. 2022-01-16
    status Pending
29. 2022-01-16
    status Pending
30. 2022-01-01
    price $124,900
31. 2021-12-29
    price $124,900
32. 2021-12-15
    status Active
33. 2021-12-15
    status Active
34. 2021-12-11
    status Pending
35. 2021-12-11
    status Pending
36. 2021-11-23
    listed $129,900 Active
37. 2021-11-23
    listed $129,900 Active
38. 2021-11-23
    listed $124,900
39. 2020-01-06
    soldstatus $86,500
40. 2019-12-19
    soldstatus $86,500
41. 2019-12-19
    soldstatus $86,500 Sold
42. 2019-12-05
    status Pending
43. 2019-11-02
    listed $94,900
44. 2019-11-02
    listed $94,900 Active
45. 2019-11-02
    listed $94,900
46. 2008-03-10
    soldstatus $26,000
47. 2008-03-10
    soldstatus $26,000
48. 2007-11-03
    listed $29,900
49. 2007-11-03
    listed $29,900
50. 2007-11-03
    historical

ⓘ 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: $3,398 · $283/mo
• Projected year-2 tax: $3,398 · $283/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: $20,068
• − Mortgage interest: −$8,677
• − Property taxes: −$3,398
• − Insurance: −$774
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,506
• Taxable loss: −$498
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,053/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): 16,137
• Household income: $74,943
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 513.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 2% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -170.52%
• Current HPI: 230.6876
• Rent YoY: ▲ 2.41%
• 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

+607.3% since first listed

41 events — show timeline

• 2026-05-13 Price Changed $154,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $154,900 REALCOMP
• 2026-05-12 Price Changed $154,900 SW Michigan MLS
• 2025-11-13 Listed $159,900 SW Michigan MLS
• 2025-11-13 Listed $159,900 REALCOMP
• 2025-11-13 Listed $159,900 MiRealSource-MiMLS
• 2022-05-25 Listing Removed — REALCOMP
• 2022-04-01 Sold (Public Records) $120,000 Public Records
• 2022-03-08 Sold (MLS) $120,000 SW Michigan MLS
• 2022-03-08 Sold (MLS) $120,000 REALCOMP
• 2022-01-16 Pending — REALCOMP
• 2022-01-16 Pending — SW Michigan MLS
• 2022-01-01 Price Changed $124,900 REALCOMP
• 2021-12-29 Price Changed $124,900 SW Michigan MLS
• 2021-12-15 Relisted — REALCOMP
• 2021-12-15 Relisted — SW Michigan MLS
• 2021-12-11 Pending — SW Michigan MLS
• 2021-12-11 Pending — REALCOMP
• 2021-11-23 Listed $124,900 MiRealSource-MiMLS
• 2021-11-23 Listed $129,900 SW Michigan MLS
• 2021-11-23 Listed $129,900 REALCOMP
• 2020-01-06 Sold (Public Records) $86,500 Public Records
• 2019-12-19 Sold (MLS) $86,500 SW Michigan MLS
• 2019-12-19 Sold (MLS) $86,500 REALCOMP
• 2019-12-05 Pending — SW Michigan MLS
• 2019-11-02 Listed $94,900 MiRealSource-MiMLS
• 2019-11-02 Listed $94,900 SW Michigan MLS
• 2019-11-02 Listed $94,900 REALCOMP
• 2008-03-10 Sold (MLS) $26,000 REALCOMP
• 2008-03-10 Sold (MLS) $26,000 SW Michigan MLS
• 2007-11-03 Listing Removed — SW Michigan MLS
• 2007-11-03 Listed $29,900 REALCOMP
• 2007-11-03 Listed $29,900 SW Michigan MLS
• 2007-03-28 Listed $44,900 SW Michigan MLS
• 2007-03-28 Listed $44,900 REALCOMP
• 2006-11-07 Sold (Public Records) $126,000 Public Records
• 2006-11-07 Sold (Public Records) $176,600 Public Records
• 1992-09-18 Sold (MLS) $29,500 SW Michigan MLS
• 1992-07-13 Listed $29,500 SW Michigan MLS
• 1985-05-21 Listed $21,900 REALCOMP
• 1985-05-21 Listed $21,900 SW Michigan MLS

Property tax history

+11.5%/yr

Latest (2025): $3,398 · +3.0% YoY. Source: county tax records.