913 Bryant St · Kalamazoo, MI 49001

$98,500

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 2 Days on market

Built 1913 3,920 sqft lot Est $135k · 27% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• 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

Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

Key facts

• Open floor plan
• Galley kitchen
• Full basement

Tags

• COMPLETELY RENOVATED
• OPEN FLOOR PLAN
• GALLEY KITCHEN
• BACK PORCH
• FENCED IN YARD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 9.7% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $681 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 6y 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 $80k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500

Questions for the listing agent

1. Built in 1913 — 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: 1.26% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $135,382
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Palmer Ave	0.18mi	3/1.0	980 (-8%)	4mo	$178,000	$182	75
1506 Lane Blvd	0.36mi	3/1.0	1,113 (+4%)	2mo	$105,000	$94	74
222 E Belmont St	0.60mi	3/1.0	1,086 (+2%)	0mo	$45,000	$41	69
1901 Fulton St	0.62mi	3/1.0	1,090 (+2%)	1mo	$203,000	$186	66
1626 Lane Blvd	0.47mi	3/1.0	1,144 (+7%)	2mo	$185,000	$162	64
1415 Hays Park Ave	0.38mi	2/1.0 (-1)	988 (-7%)	4mo	$60,000	$61	62
1519 E Stockbridge Ave	0.56mi	3/1.5	1,121 (+5%)	4mo	$95,000	$85	60
1721 Egleston Ave	0.62mi	3/1.5	1,186 (+11%)	2mo	$115,000	$97	48
1221 Cambridge Dr	0.61mi	3/2.0	963 (-10%)	4mo	$207,500	$215	48
1705 Roseland Ave	0.62mi	3/1.0	1,220 (+14%)	1mo	$155,000	$127	46
128 E Belmont St	0.67mi	4/1.0 (+1)	1,223 (+15%)	4mo	$115,000	$94	36
1819 Homecrest Ave	0.73mi	2/1.0 (-1)	907 (-15%)	2mo	$215,000	$237	34

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: 5.8%
• Equity multiple: 1.24×
• Total profit: $6,492
• Equity at exit: $14,687

10-year hold

• IRR: 18.1%
• Equity multiple: 2.75×
• Total profit: $48,305
• Equity at exit: $8,516

Cash invested: $27,580 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$517
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $283

Break-even live

Break-even rent $878

Max offer price $98,500

Occupancy floor 72%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Race St Kalamazoo, MI	2.0	1.0	826	$950	$1.15	13d	1	0.43mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	13d	1	0.84mi
2725 S Burdick St Kalamazoo, MI	2.0	1.0	1000	$1,250	$1.25	13d	1	0.85mi
2843 S Burdick St Unit D Kalamazoo, MI	2.0	1.0	776	$895	$1.15	21d	1	0.90mi
23 Ridgewood St Kalamazoo, MI	2.0	1.0	1100	$1,295	$1.18	21d	1	0.92mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	21d	2	1.15mi
444 Garland St Apt 3 Kalamazoo, MI	2.0	1.0	850	$1,075	$1.26	13d	1	1.25mi
515 Minor Ave Unit 2 Kalamazoo, MI	2.0	1.0	800	$1,125	$1.41	13d	1	1.33mi
730 Pioneer St Unit 2 Kalamazoo, MI	2.0	1.0	870	$900	$1.03	13d	1	1.36mi
620 Minor Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,075	$1.34	13d	1	1.40mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.43mi

Listing history 18 events

1. 2026-01-07
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

2. 2026-01-07
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

3. 2026-01-07
   status Pending

   Show marketing remark (441 chars)

   Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

4. 2026-01-05
   listed $98,500 Active 441-char remark

   Show marketing remark (441 chars)

   Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

5. 2026-01-05
   listed $98,500 Active 441-char remark

   Show marketing remark (441 chars)

   Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

6. 2026-01-05
   listed $98,500 Active

   Show marketing remark (441 chars)

   Home was completely renovated in 2020. With a little TLC, this house could be brought back to it's full potential. Main floor living room provides and open floor plan with spacious living room and dining room. Galley kitchen leads to back porch and fenced in yard. There are three bedrooms upstairs with deep closets and a full bath. The full basement provides laundry facilities and additional storage. Close to downtown and both hospitals.

7. 2025-10-30
   status Pending
8. 2025-10-30
   status Pending
9. 2025-10-29
   historical
10. 2025-10-29
    historical
11. 2025-10-15
    listed $98,500 Active
12. 2025-10-15
    listed $98,500 Active
13. 2020-03-09
    soldstatus $80,000
14. 2020-03-09
    soldstatus $80,000 Sold
15. 2020-01-17
    status Pending
16. 2020-01-15
    listed $80,000
17. 2020-01-15
    listed $80,000 Active
18. 2020-01-15
    listed $80,000

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $1,635 · $136/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: $14,841
• − Mortgage interest: −$5,518
• − Property taxes: −$1,635
• − Insurance: −$492
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,865
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,929/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

+23.1% since first listed

18 events — show timeline

• 2026-01-07 Pending — REALCOMP
• 2026-01-07 Pending — MiRealSource-MiMLS
• 2026-01-07 Pending — SW Michigan MLS
• 2026-01-05 Listed $98,500 REALCOMP
• 2026-01-05 Listed $98,500 SW Michigan MLS
• 2026-01-05 Listed $98,500 MiRealSource-MiMLS
• 2025-10-30 Pending — MiRealSource-MiMLS
• 2025-10-30 Pending — REALCOMP
• 2025-10-29 Listing Removed — REALCOMP
• 2025-10-29 Listing Removed — MiRealSource-MiMLS
• 2025-10-15 Listed $98,500 REALCOMP
• 2025-10-15 Listed $98,500 MiRealSource-MiMLS
• 2020-03-09 Sold (MLS) $80,000 SW Michigan MLS
• 2020-03-09 Sold (MLS) $80,000 REALCOMP
• 2020-01-17 Pending — SW Michigan MLS
• 2020-01-15 Listed $80,000 MiRealSource-MiMLS
• 2020-01-15 Listed $80,000 SW Michigan MLS
• 2020-01-15 Listed $80,000 REALCOMP

Property tax history

+10.0%/yr

Latest (2025): $1,635 · -15.5% YoY. Source: county tax records.