1910 N Rose St · Kalamazoo, MI 49007

$87,900

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 106 Days on market

Built 1928 4,356 sqft lot Est $71k · 23% over

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Why this score? — see what drove the C 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

Key facts

• Walkout basement
• Shed in the backyard
• New kitchen cabinets

Tags

• NEW KITCHEN CABINETS
• AMPLE STORAGE
• WALKOUT BASEMENT
• FULLY FENCED BACKYARD
• GENEROUSLY SIZED BACKYARD
• SHED IN THE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 soft (-0.8%/yr); 77 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 33% of the median local income ($39k/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 $608 of loan paydown is wiped out by about $3k 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 106 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 22y 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 $65k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 1.24% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $71,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Union St	0.05mi	2/1.0	528 (0%)	9mo	$84,000	$159	90
1710 N Park St	0.18mi	1/1.0 (-1)	516 (-2%)	0mo	$60,000	$116	83
1914 N Rose St	0.01mi	2/1.0	528 (0%)	24mo	$20,000	$38	80
1817 N Rose St	0.05mi	2/1.0	528 (0%)	23mo	$45,000	$85	79
1617 N Rose St	0.17mi	1/1.0 (-1)	539 (+2%)	11mo	$84,400	$157	74
1707 N Rose St	0.13mi	1/1.0 (-1)	515 (-2%)	20mo	$92,000	$179	68
1620 N Rose St	0.16mi	1/1.0 (-1)	476 (-10%)	17mo	$64,300	$135	57

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-291
• Equity at exit: $13,106

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $9,489
• Equity at exit: $7,600

Cash invested: $24,612 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$461
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $269

Break-even live

Break-even rent $751

Max offer price $87,900

Occupancy floor 70%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.99mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	13d	1	1.10mi
103 Devon Ave Unit c5 Parchment, MI	2.0	1.0	558	$945	$1.69	43d	1	1.19mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	21d	1	1.23mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	21d	1	1.23mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	21d	1	1.25mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	13d	1	1.26mi
1809 Humphrey St Unit 12 Kalamazoo, MI	1.0	1.0	634	$805	$1.27	13d	1	1.49mi
1536 Henson Ave Unit 4 Kalamazoo, MI	2.0	1.0	575	$995	$1.73	21d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $87,900 Active 106 DOM
2. 2026-06-17
   days on market $87,900 Active 105 DOM
3. 2026-06-16
   days on market $87,900 Active 104 DOM
4. 2026-06-15
   days on market $87,900 Active 103 DOM
5. 2026-06-14
   days on market $87,900 Active 101 DOM
6. 2026-06-13
   statusdays on market $87,900 Active 100 DOM
7. 2026-04-23
   status Pending 715-char remark

   Show marketing remark (715 chars)

   This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

8. 2026-04-23
   status Pending 715-char remark

   Show marketing remark (715 chars)

   This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

9. 2026-04-23
   status Pending

   Show marketing remark (715 chars)

   This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

10. 2026-04-09
    status Active 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

11. 2026-04-09
    status Active 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

12. 2026-04-08
    status Active
13. 2026-04-01
    status Pending 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

14. 2026-04-01
    status Pending 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

15. 2026-04-01
    status Pending

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

16. 2026-02-24
    price $87,900 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

17. 2026-02-23
    price $87,900 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

18. 2026-02-23
    price $87,900

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

19. 2026-01-30
    status Active 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

20. 2026-01-30
    status Active 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

21. 2026-01-30
    status Active

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

22. 2026-01-28
    status Pending 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

23. 2026-01-28
    status Pending 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

24. 2026-01-28
    status Pending

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

25. 2026-01-05
    listed $90,000 Active 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

26. 2026-01-05
    listed $90,000 Active 715-char remark

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

27. 2026-01-05
    listed $90,000 Active

    Show marketing remark (715 chars)

    This adorable 2-bedroom home is the perfect opportunity for a first-time homebuyer or investor. Centrally located near downtown and within the Kalamazoo Promise School District, this home offers both convenience and value. Enjoy easy access to US-131, downtown restaurants, shopping, and entertainment. Inside, you'll find updated luxury vinyl plank flooring throughout and new kitchen cabinets that give the home a clean, modern feel. The basement provides ample storage and features a walkout leading to a fully fenced, generously sized backyard--ideal for pets, gardening, or outdoor gatherings. Shed in the backyard with lawn mower included in the sale. Move in ready and at an affordable price! Don't miss out!

28. 2024-01-22
    soldstatus $65,000 Sold
29. 2024-01-22
    soldstatus $65,000 Sold
30. 2024-01-22
    soldstatus $65,000 Closed
31. 2023-12-04
    status Pending
32. 2023-12-04
    status Pending
33. 2023-12-04
    status Pending
34. 2023-12-02
    listed $60,000 Active
35. 2023-12-02
    listed $60,000 Active
36. 2023-12-02
    listed $60,000 Active
37. 2022-10-19
    soldstatus $70,000
38. 2022-09-22
    soldstatus $70,000 Sold
39. 2022-09-22
    soldstatus $70,000 Sold
40. 2022-09-07
    status Pending
41. 2022-09-07
    status Pending
42. 2022-06-08
    listed $59,000 Active
43. 2022-06-08
    listed $59,000
44. 2022-06-08
    listed $59,000 Active
45. 2022-05-25
    historical
46. 2019-09-12
    soldstatus $13,750
47. 2019-09-12
    soldstatus $13,750 Sold
48. 2019-08-26
    status Pending
49. 2019-08-20
    listed $2,600
50. 2019-08-20
    listed $2,600 Active

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$102/yr (+$9/mo · 8.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $13,101
• − Mortgage interest: −$4,924
• − Property taxes: −$1,149
• − Insurance: −$440
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,557
• Taxable income: $1,936
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,766/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

+320.6% since first listed

56 events — show timeline

• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — SW Michigan MLS
• 2026-04-09 Relisted — MiRealSource-MiMLS
• 2026-04-09 Relisted — REALCOMP
• 2026-04-08 Relisted — SW Michigan MLS
• 2026-04-01 Pending — REALCOMP
• 2026-04-01 Pending — MiRealSource-MiMLS
• 2026-04-01 Pending — SW Michigan MLS
• 2026-02-24 Price Changed $87,900 MiRealSource-MiMLS
• 2026-02-23 Price Changed $87,900 REALCOMP
• 2026-02-23 Price Changed $87,900 SW Michigan MLS
• 2026-01-30 Relisted — MiRealSource-MiMLS
• 2026-01-30 Relisted — REALCOMP
• 2026-01-30 Relisted — SW Michigan MLS
• 2026-01-28 Pending — MiRealSource-MiMLS
• 2026-01-28 Pending — REALCOMP
• 2026-01-28 Pending — SW Michigan MLS
• 2026-01-05 Listed $90,000 REALCOMP
• 2026-01-05 Listed $90,000 SW Michigan MLS
• 2026-01-05 Listed $90,000 MiRealSource-MiMLS
• 2024-01-22 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2024-01-22 Sold (MLS) $65,000 SW Michigan MLS
• 2024-01-22 Sold (MLS) $65,000 REALCOMP
• 2023-12-04 Pending — REALCOMP
• 2023-12-04 Pending — MiRealSource-MiMLS
• 2023-12-04 Pending — SW Michigan MLS
• 2023-12-02 Listed $60,000 MiRealSource-MiMLS
• 2023-12-02 Listed $60,000 SW Michigan MLS
• 2023-12-02 Listed $60,000 REALCOMP
• 2022-10-19 Sold (Public Records) $70,000 Public Records
• 2022-09-22 Sold (MLS) $70,000 SW Michigan MLS
• 2022-09-22 Sold (MLS) $70,000 REALCOMP
• 2022-09-07 Pending — SW Michigan MLS
• 2022-09-07 Pending — REALCOMP
• 2022-06-08 Listed $59,000 SW Michigan MLS
• 2022-06-08 Listed $59,000 MiRealSource-MiMLS
• 2022-06-08 Listed $59,000 REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2019-09-12 Sold (MLS) $13,750 SW Michigan MLS
• 2019-09-12 Sold (MLS) $13,750 REALCOMP
• 2019-08-26 Pending — SW Michigan MLS
• 2019-08-20 Listed $2,600 MiRealSource-MiMLS
• 2019-08-20 Listed $2,600 SW Michigan MLS
• 2019-08-20 Listed $2,600 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2007-02-28 Listing Removed — REALCOMP
• 2006-08-25 Listed $31,900 REALCOMP
• 2006-08-25 Listed $31,900 SW Michigan MLS
• 2005-08-22 Listing Removed — REALCOMP
• 2004-11-19 Listed $34,900 REALCOMP
• 2004-11-19 Listed $34,900 SW Michigan MLS
• 2004-05-13 Listing Removed — SW Michigan MLS
• 2004-03-22 Listed $20,900 SW Michigan MLS
• 2004-03-22 Listed $20,900 REALCOMP

Property tax history

+17.5%/yr

Latest (2025): $1,149 · +26.8% YoY. Source: county tax records.