1927 Whites Rd · Kalamazoo, MI 49008

$235,000

4 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 2 Days on market

Built 1923 0.30 ac lot Est $267k · 12% under

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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 +13.1/30.0
• ARV discount +12.9/15.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 1923 charmer that blends timeless character with everyday comfort. Featuring 3 bedrooms, 1.5 baths, and spacious closets throughout. Step inside to discover a light-filled interior with an airy, welcoming feel. Every room has been lovingly cared for, and the home is squeaky clean and truly move-in ready. Classic details from the 1920s pair seamlessly with the bright, refreshed spaces, creating a home that feels both cozy and fresh. Outside, the park-like backyard is a standout feature -- a private retreat with plenty of room to relax, garden, play, or host gatherings under the trees. It's the perfect extension of the home's inviting atmosphere. Location is everything! Situated directly across the street from Kalamazoo's iconic Oakwood Plaza, you'll enjoy unmatched walkability to shopping, dining, bookstores, coffee shops, and a neighborhood grocery store.

Key facts

• Park-like backyard
• Private retreat
• 0.3 acre lot

Tags

• PARK-LIKE BACKYARD
• PRIVATE RETREAT
• UNMATCHED WALKABILITY

Property features AI

Exterior

• Parking: Detached garage; 1.5 garage spaces
• Utilities: Public water; Natural gas connected
• Home design: Traditional single-family residence; Approximately 1,419 sq ft living area; Built in 1923
• Construction: Wood siding; Composition shingle roof
• Exterior features: Sidewalk on the lot; 0.3-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Storm windows and screens; Full basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-7 ($-88/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (11.5% below list).
• Recommended offer: $208k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+2.4%/yr); 116 active listings in the ZIP; 2 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 ($75k/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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,077 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.89% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $266,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 Logan Ave	0.26mi	3/1.0 (-1)	1,334 (-6%)	10mo	$205,000	$154	65
2400 Crest Dr	0.36mi	4/1.0	1,266 (-11%)	4mo	$265,000	$209	62
2306 Benton Ave	0.39mi	3/2.0 (-1)	1,486 (+5%)	5mo	$227,500	$153	61
2134 Stevens Ave	0.52mi	3/1.5 (-1)	1,447 (+2%)	9mo	$195,000	$135	58
2522 Kensington Dr	0.47mi	4/2.0	1,318 (-7%)	7mo	$248,000	$188	56
2512 Wellington Rd	0.46mi	3/1.5 (-1)	1,320 (-7%)	7mo	$260,000	$197	54
2610 Lorraine Ave	0.56mi	3/1.0 (-1)	1,325 (-7%)	8mo	$249,000	$188	51
2509 Broadway Ave	0.51mi	3/1.5 (-1)	1,530 (+8%)	6mo	$289,000	$189	51
3821 Oakridge Dr	0.47mi	4/2.0	1,630 (+15%)	0mo	$274,000	$168	49
2733 Lorraine Ave	0.66mi	3/1.0 (-1)	1,360 (-4%)	12mo	$260,000	$191	47
2006 Centeridge Rd	0.71mi	3/1.5 (-1)	1,310 (-8%)	0mo	$297,300	$227	47
2306 Frederick Ave	0.74mi	3/1.0 (-1)	1,229 (-13%)	9mo	$205,000	$167	31

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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-39,725
• Equity at exit: $35,039

10-year hold

• IRR: -10.2%
• Equity multiple: 0.39×
• Total profit: $-39,975
• Equity at exit: $20,319

Cash invested: $65,800 (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 49008

• Rents YoY: 2.4%
• Active inventory: 116
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$321 /mo · $3,850/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-7

Break-even live

Break-even rent $2,090

Max offer price $233,710

Occupancy floor 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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2533 Redwood Ave Kalamazoo, MI	5.0	2.0	1433	$2,750	$1.92	20d	1	1.37mi
3614 Stadium Dr Kalamazoo, MI	1.0–3.0	1.0–2.0	928	$1,550	$1.67	13d	1	1.46mi

Listing history 4 events

1. 2026-06-17
   status $235,000 Pending 2 DOM
2. 2026-06-17
   days on market $235,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (906 chars)

   Welcome to this beautifully maintained 1923 charmer that blends timeless character with everyday comfort. Featuring 3 bedrooms, 1.5 baths, and spacious closets throughout. Step inside to discover a light-filled interior with an airy, welcoming feel. Every room has been lovingly cared for, and the home is squeaky clean and truly move-in ready. Classic details from the 1920s pair seamlessly with the bright, refreshed spaces, creating a home that feels both cozy and fresh. Outside, the park-like backyard is a standout feature -- a private retreat with plenty of room to relax, garden, play, or host gatherings under the trees. It's the perfect extension of the home's inviting atmosphere. Location is everything! Situated directly across the street from Kalamazoo's iconic Oakwood Plaza, you'll enjoy unmatched walkability to shopping, dining, bookstores, coffee shops, and a neighborhood grocery store.

4. 2026-06-15
   listed $235,000 Active 1 DOM

   Show marketing remark (906 chars)

   Welcome to this beautifully maintained 1923 charmer that blends timeless character with everyday comfort. Featuring 3 bedrooms, 1.5 baths, and spacious closets throughout. Step inside to discover a light-filled interior with an airy, welcoming feel. Every room has been lovingly cared for, and the home is squeaky clean and truly move-in ready. Classic details from the 1920s pair seamlessly with the bright, refreshed spaces, creating a home that feels both cozy and fresh. Outside, the park-like backyard is a standout feature -- a private retreat with plenty of room to relax, garden, play, or host gatherings under the trees. It's the perfect extension of the home's inviting atmosphere. Location is everything! Situated directly across the street from Kalamazoo's iconic Oakwood Plaza, you'll enjoy unmatched walkability to shopping, dining, bookstores, coffee shops, and a neighborhood grocery store.

ⓘ 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: $3,850 · $321/mo
• Projected year-2 tax: $3,850 · $321/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 ≥98°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: $24,969
• − Mortgage interest: −$13,164
• − Property taxes: −$3,850
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$6,836
• Taxable loss: −$4,051
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $885/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

+0.0% since first listed

3 events — show timeline

• 2026-06-15 Listed $235,000 REALCOMP
• 2026-06-15 Listed $235,000 MiRealSource-MiMLS
• 2026-06-15 Listed $235,000 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $3,850 · +3.0% YoY. Source: county tax records.