914 Denner St · Kalamazoo, MI 49006

$135,000

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 25 Days on market

Built 1910 6,534 sqft lot Est $244k · 45% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

Key facts

• 6,534 sq ft lot
• Built 1910
• Listed 25 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional style; Single-family residence
• Construction: Built in 1910; Vinyl siding; Composition roof
• Exterior features: 0.15-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Pantry; Fireplace; Walk-up attic; Full basement
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+3.4%/yr); 105 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• At $1,641/mo this rent would consume 45% of the median local household income ($44k/yr) (locally 2581% 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 $933 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 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.22% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $244,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Denner St	0.00mi	3/1.0	1,944 (+5%)	1mo	$125,000	$64	91
816 Stuart Ave	0.33mi	3/1.0	1,716 (-7%)	0mo	$145,000	$84	72
1416 Forbes St	0.31mi	3/2.0	1,704 (-8%)	7mo	$210,000	$123	63
1904 North St	0.45mi	2/1.0 (-1)	1,726 (-7%)	1mo	$249,900	$145	62
511 Campbell Ave	0.63mi	3/2.0	1,862 (+1%)	5mo	$250,500	$135	61
2318 Waverly St	0.73mi	4/1.5 (+1)	1,840 (-0%)	10mo	$242,500	$132	50
129 S Berkley St	0.68mi	3/2.0	1,736 (-6%)	12mo	$379,000	$218	44
2022 Alamo Ave	0.66mi	3/2.5	1,691 (-9%)	7mo	$236,000	$140	43
1901 Douglas Ave	0.67mi	3/1.5	1,616 (-13%)	11mo	$150,000	$93	36
1209 Grand Ave	0.57mi	4/2.5 (+1)	2,086 (+13%)	8mo	$324,000	$155	34
617 Pinehurst Blvd	0.66mi	2/1.5 (-1)	1,610 (-13%)	7mo	$210,000	$130	34
634 Ada St	0.59mi	4/1.5 (+1)	1,589 (-14%)	11mo	$145,900	$92	33

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,980
• Equity at exit: $20,129

10-year hold

• IRR: 8.8%
• Equity multiple: 1.69×
• Total profit: $25,911
• Equity at exit: $11,672

Cash invested: $37,800 (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 49006

• Rents YoY: 3.4%
• Active inventory: 105
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$708
• Tax from tax record: −$231 /mo · $2,774/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $301

Break-even live

Break-even rent $1,260

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.63mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.65mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.70mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	0.86mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	13d	1	1.22mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	2	1.23mi
125 S Kalamazoo Mall Kalamazoo, MI	2.0	2.0	1833	$3,088	$1.68	13d	1	1.24mi
207 N Kendall Ave Kalamazoo, MI	4.0	2.0	1655	$1,560	$0.94	13d	5	1.29mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.30mi
229 S Kendall Ave Kalamazoo, MI	4.0	2.0–2.5	1625	$1,560	$0.96	21d	7	1.32mi
124 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	5	1.34mi
525 S Burdick St Kalamazoo, MI	2.0	2.0	1555	$2,928	$1.88	13d	2	1.44mi
1925 Nichols Rd Kalamazoo, MI	2.0	1.0	1249	$1,199	$0.96	21d	1	1.48mi

Listing history 24 events

1. 2026-05-04
   status Pending 712-char remark

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

2. 2026-05-04
   status Pending 712-char remark

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

3. 2026-05-04
   status Pending

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

4. 2026-04-28
   price $135,000 712-char remark

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

5. 2026-04-28
   price $135,000 712-char remark

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

6. 2026-04-28
   price $135,000

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

7. 2026-04-08
   listed $150,000 Active 712-char remark

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

8. 2026-04-07
   listed $150,000 Active 712-char remark

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

9. 2026-04-07
   listed $150,000 Active

   Show marketing remark (712 chars)

   So much space, so much character, and the updates buyers are looking for! This spacious Kalamazoo home offers large rooms and a great mix of original charm plus updates. You'll love the ample parking, enclosed front porch, back porch, charming ''summer porches'' off the upper bedrooms, and the huge upstairs bath. A full walk-up attic provides excellent storage with the potential to finish in the future for even more living space. Vinyl siding, a new furnace, central air conditioner, and newer water heater add peace of mind. Located in a great neighborhood close to downtown Kalamazoo, Western Michigan University, and Kalamazoo College, this home also offers the added benefit of Kalamazoo Promise Schools.

10. 2016-03-04
    soldstatus $55,000
11. 2016-03-04
    soldstatus $55,000 Sold
12. 2016-01-21
    status Pending
13. 2016-01-09
    price $55,000
14. 2015-09-18
    listed $60,000 Active
15. 2015-09-17
    listed $55,000
16. 2014-09-15
    historical
17. 2007-04-06
    soldstatus $76,000
18. 2007-03-19
    soldstatus $76,000
19. 2007-03-19
    soldstatus $76,000
20. 2006-08-14
    listed $84,000
21. 2006-08-14
    listed $84,000
22. 2002-02-28
    historical
23. 2001-09-05
    listed $52,000
24. 2001-09-05
    listed $52,000

ⓘ 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: $2,774 · $231/mo
• Projected year-2 tax: $2,774 · $231/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: $19,695
• − Mortgage interest: −$7,562
• − Property taxes: −$2,774
• − Insurance: −$675
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,927
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,229/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): 26,507
• Household income: $43,639
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2581.0

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 0.55)
• Race & ethnicity: White 65% Black 14% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -235.52%
• Current HPI: 243.4367
• Rent YoY: ▲ 3.39%
• 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

+159.6% since first listed

24 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-28 Price Changed $135,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $135,000 REALCOMP
• 2026-04-28 Price Changed $135,000 SW Michigan MLS
• 2026-04-08 Listed $150,000 REALCOMP
• 2026-04-07 Listed $150,000 SW Michigan MLS
• 2026-04-07 Listed $150,000 MiRealSource-MiMLS
• 2016-03-04 Sold (MLS) $55,000 SW Michigan MLS
• 2016-03-04 Sold (MLS) $55,000 REALCOMP
• 2016-01-21 Pending — SW Michigan MLS
• 2016-01-09 Price Changed $55,000 SW Michigan MLS
• 2015-09-18 Listed $60,000 SW Michigan MLS
• 2015-09-17 Listed $55,000 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2007-04-06 Sold (Public Records) $76,000 Public Records
• 2007-03-19 Sold (MLS) $76,000 REALCOMP
• 2007-03-19 Sold (MLS) $76,000 SW Michigan MLS
• 2006-08-14 Listed $84,000 REALCOMP
• 2006-08-14 Listed $84,000 SW Michigan MLS
• 2002-02-28 Listing Removed — REALCOMP
• 2001-09-05 Listed $52,000 REALCOMP
• 2001-09-05 Listed $52,000 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $2,774 · +3.0% YoY. Source: county tax records.