1111 E Stockbridge Ave · Kalamazoo, MI 49001

$129,900

4 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 4 Days on market

Built 1905 3,485 sqft lot Est $187k · 31% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Nice Duplex in great condition and priced to sell. Current owner has owned fro more than 40 years. Maintenance free vinyl siding. Beautiful, original refinished oak floors throughout. Seller vacated the building to make it easier to sell. Great rental history.

Key facts

• Vinyl siding
• Duplex
• 3,485 sq ft lot

Tags

• DUPLEX
• VINYL SIDING
• REFINISHED OAK FLOORS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Phone available
• Home design: Multi-family residential income property; Two-unit building (upper and lower units)
• Construction: Vinyl siding
• Exterior features: Paved, publicly maintained road; Sidewalks

Interior

• Bedrooms: Lower unit: 2 bedrooms; Upper unit: 2 bedrooms
• Bathrooms: Lower unit: 1 bathroom; Upper unit: 1 bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.7% 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 $898 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 40y 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.

Risks & watch-outs

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

Recommended offer $129,900

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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $187,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Egleston Ave	0.07mi	4/1.5	1,611 (-4%)	1mo	$180,000	$112	88
1006 Hays Park Ave	0.22mi	4/2.0	1,613 (-4%)	1mo	$185,000	$115	83
1005 Washington Ave	0.12mi	4/1.5	1,600 (-4%)	6mo	$109,900	$69	80
1109 Hays Park Ave	0.19mi	4/2.0	1,760 (+5%)	7mo	$75,000	$43	77
1510 Egleston Ave	0.26mi	4/2.0	1,566 (-6%)	1mo	$200,000	$128	76
1122 Egleston Ave	0.10mi	4/2.5	1,800 (+8%)	9mo	$150,000	$83	73
923 Stockbridge Ave	0.10mi	3/2.0 (-1)	1,461 (-13%)	3mo	$148,000	$101	67
1324 Jackson St	0.38mi	3/2.0 (-1)	1,630 (-2%)	8mo	$200,000	$123	66
855 Lay Blvd	0.34mi	3/1.5 (-1)	1,510 (-10%)	6mo	$160,000	$106	56
901 Clarence St	0.42mi	3/1.5 (-1)	1,494 (-11%)	3mo	$174,900	$117	54
719 Millard Ct	0.62mi	4/1.0	1,522 (-9%)	2mo	$165,000	$108	50
1226 Shakespeare Ave	0.57mi	4/2.0	1,424 (-15%)	8mo	$170,000	$119	42

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: 10.5%
• Equity multiple: 1.43×
• Total profit: $15,650
• Equity at exit: $19,369

10-year hold

• IRR: 22.2%
• Equity multiple: 3.21×
• Total profit: $80,203
• Equity at exit: $11,231

Cash invested: $36,372 (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 49001

• Rents YoY: 6.4%
• Active inventory: 109
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $479

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 68%

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: $32,475
• Closing costs: $3,897
• 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	13d	12	1.33mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $129,900 Pending 4 DOM
2. 2026-06-14
   days on market $129,900 Active 3 DOM
3. 2026-06-13
   remarks 260-char remark
4. 2026-06-13
   listed $129,900 Active 2 DOM

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $1,972 · $164/mo
• Expected delta: +$28/yr (+$2/mo · 1.5%)

ⓘ 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: $20,903
• − Mortgage interest: −$7,276
• − Property taxes: −$1,944
• − Insurance: −$650
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,779
• Taxable income: $3,909
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,807/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

+334.4% since first listed

8 events — show timeline

• 2026-06-12 Pending — MiRealSource-MiMLS
• 2026-06-09 Listed $129,900 REALCOMP
• 2026-06-09 Listed $129,900 MiRealSource-MiMLS
• 2025-05-05 Listing Removed — REALCOMP
• 2025-05-05 Listing Removed — MiRealSource-MiMLS
• 2025-05-01 Listed $124,500 REALCOMP
• 2025-05-01 Listed $124,500 MiRealSource-MiMLS
• 1986-02-01 Listed $29,900 SW Michigan MLS

Property tax history

+5.4%/yr

Latest (2025): $1,944 · +23.4% YoY. Source: county tax records.