1625 N Church St · Kalamazoo, MI 49007

$110,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 48 Days on market

Built 1927 6,098 sqft lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1927

Property features AI

Finance

• Other: Property type: Residential single family residence
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Detached 1-car garage
• Security: Security information not provided
• Utilities: Public water; Natural gas connected; Cable connected
• Home design: Ranch-style single family residence; Built in 1927; Living area 616
• Construction: Vinyl siding; Shingle roof; Foundation information not provided
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Five total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% 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.
• Zoned schools: Milwood Elementary School (376 students, 82% FRL); Hillside Middle School (math 75% / reading 75%, grade A, #8 of 493 statewide, top 3%, 512 students, 72% FRL); Kalamazoo Central High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 1,612 students, 64% FRL).
• 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 23d 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 34% 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 $761 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 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 11y 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 $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $52,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 N Church St	0.01mi	1/2.0 (-1)	615 (-0%)	21mo	$14,750	$24	72
727 Mabel St	0.63mi	2/1.0	615 (-0%)	11mo	$122,000	$198	61
2318 Woodward Ave	0.65mi	2/1.0	650 (+6%)	0mo	$39,000	$60	60
1617 N Rose St	0.10mi	1/1.0 (-1)	539 (-12%)	11mo	$84,400	$157	60
1910 Union St	0.18mi	2/1.0	528 (-14%)	9mo	$84,000	$159	60
1817 N Rose St	0.15mi	2/1.0	528 (-14%)	23mo	$45,000	$85	50
1914 N Rose St	0.21mi	2/1.0	528 (-14%)	24mo	$20,000	$38	47

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-13,335
• Equity at exit: $16,401

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-14,200
• Equity at exit: $9,511

Cash invested: $30,800 (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 49007

• Rents YoY: -0.8%
• Active inventory: 77
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$577
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $122

Break-even live

Break-even rent $960

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $184	-5% $153	+0% $122	+5% $90	+10% $59
Rent	-10% $33	-5% $78	+0% $122	+5% $166	+10% $210
Rate	-1.0pp $177	-0.5pp $149	base $122	+0.5pp $93	+1.0pp $64

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: $27,500
• Closing costs: $3,300
• 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	22d	1	0.93mi
805 Douglas Ave Unit 1 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	15d	1	0.93mi
807 Ferris Ct Unit 3 Kalamazoo, MI	1.0	1.0	680	$870	$1.28	22d	1	1.06mi
807 Ferris Ct Unit 1 Kalamazoo, MI	1.0	1.0	680	$910	$1.34	22d	1	1.06mi
323 Woodward Ave Unit 2 Kalamazoo, MI	1.0	1.0	700	$1,350	$1.93	22d	1	1.08mi
315 Woodward Ave Unit 5 Kalamazoo, MI	1.0	1.0	600	$715	$1.19	15d	1	1.09mi
103 Devon Ave Unit c5 Parchment, MI	2.0	1.0	558	$945	$1.69	45d	1	1.36mi
809 W Cedar St Unit 2 Kalamazoo, MI	1.0	1.0	600	$795	$1.32	22d	1	1.47mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	15d	1	1.48mi

Listing history 43 events

1. 2026-05-20
   status Pending 622-char remark

   Show marketing remark (621 chars)

   Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

2. 2026-05-20
   status Pending 621-char remark

   Show marketing remark (621 chars)

   Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

3. 2026-05-20
   status Pending

   Show marketing remark (621 chars)

   Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

4. 2026-04-02
   listed $110,000 Active 622-char remark

   Show marketing remark (621 chars)

   Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

5. 2026-04-02
   listed $110,000 Active 621-char remark

   Show marketing remark (621 chars)

   Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

6. 2026-04-02
   listed $110,000 Active

   Show marketing remark (621 chars)

   Charming Kalamazoo Promise-Qualified Home! Move right in and enjoy this well-maintained home featuring a spacious living room, a cozy 3-season porch, and a deck surrounded by mature trees--perfect for relaxation. The kitchen offers updated countertops, a stylish backsplash, and comes complete with all appliances. Laundry is currently located in the basement, with an additional hookup available in the main-floor bedroom for convenience. Recent updates include upgraded electrical, vinyl siding, water heater and windows. Roof was updated 3 years ago. A 1-car detached garage adds extra storage and parking convenience.

7. 2025-12-26
   historical
8. 2025-12-25
   historical
9. 2025-10-22
   price $102,500
10. 2025-10-21
    price $102,500
11. 2025-10-21
    price $102,500
12. 2025-09-25
    listed $110,000 Active
13. 2025-09-24
    listed $110,000 Active
14. 2022-11-29
    soldstatus $60,000
15. 2022-11-22
    soldstatus $60,000 Sold
16. 2022-11-22
    soldstatus $60,000 Sold
17. 2022-10-26
    status Pending
18. 2022-10-26
    status Pending
19. 2022-10-26
    status Pending
20. 2022-10-05
    listed $64,900 Active
21. 2022-10-05
    listed $64,900 Active
22. 2022-10-05
    listed $64,900 Active
23. 2020-11-18
    historical
24. 2020-11-18
    soldstatus $30,000
25. 2020-11-18
    soldstatus $30,000 Sold
26. 2020-11-12
    status Pending
27. 2020-11-11
    status Active
28. 2020-11-03
    status Pending
29. 2020-10-29
    price $39,999
30. 2020-10-13
    listed $39,999
31. 2020-10-13
    listed $43,000 Active
32. 2020-10-13
    listed $39,999
33. 2020-05-07
    soldstatus $13,500
34. 2020-05-07
    soldstatus $13,500 Sold
35. 2020-04-30
    status Pending
36. 2020-04-22
    listed $20,000
37. 2020-04-22
    listed $20,000 Active
38. 2020-04-22
    listed $20,000
39. 2015-09-25
    soldstatus $8,500
40. 2015-09-25
    soldstatus $8,500 Sold
41. 2015-09-18
    status Pending
42. 2015-09-03
    listed $9,900 Active
43. 2015-08-07
    listed $9,900

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$31/yr (+$3/mo · 1.9%)

ⓘ 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: $13,369
• − Mortgage interest: −$6,162
• − Property taxes: −$1,631
• − Insurance: −$550
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,200
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,533/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

+1011.1% since first listed

43 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — SW Michigan MLS
• 2026-04-02 Listed $110,000 SW Michigan MLS
• 2026-04-02 Listed $110,000 MiRealSource-MiMLS
• 2026-04-02 Listed $110,000 REALCOMP
• 2025-12-26 Listing Removed — MiRealSource-MiMLS
• 2025-12-25 Listing Removed — REALCOMP
• 2025-10-22 Price Changed $102,500 MiRealSource-MiMLS
• 2025-10-21 Price Changed $102,500 REALCOMP
• 2025-10-21 Price Changed $102,500 SW Michigan MLS
• 2025-09-25 Listed $110,000 REALCOMP
• 2025-09-24 Listed $110,000 MiRealSource-MiMLS
• 2022-11-29 Sold (Public Records) $60,000 Public Records
• 2022-11-22 Sold (MLS) $60,000 SW Michigan MLS
• 2022-11-22 Sold (MLS) $60,000 REALCOMP
• 2022-10-26 Pending — MiRealSource-MiMLS
• 2022-10-26 Pending — REALCOMP
• 2022-10-26 Pending — SW Michigan MLS
• 2022-10-05 Listed $64,900 MiRealSource-MiMLS
• 2022-10-05 Listed $64,900 SW Michigan MLS
• 2022-10-05 Listed $64,900 REALCOMP
• 2020-11-18 Listing Removed — SW Michigan MLS
• 2020-11-18 Sold (MLS) $30,000 SW Michigan MLS
• 2020-11-18 Sold (MLS) $30,000 REALCOMP
• 2020-11-12 Pending — SW Michigan MLS
• 2020-11-11 Relisted — SW Michigan MLS
• 2020-11-03 Pending — SW Michigan MLS
• 2020-10-29 Price Changed $39,999 SW Michigan MLS
• 2020-10-13 Listed $39,999 MiRealSource-MiMLS
• 2020-10-13 Listed $43,000 SW Michigan MLS
• 2020-10-13 Listed $39,999 REALCOMP
• 2020-05-07 Sold (MLS) $13,500 SW Michigan MLS
• 2020-05-07 Sold (MLS) $13,500 REALCOMP
• 2020-04-30 Pending — SW Michigan MLS
• 2020-04-22 Listed $20,000 MiRealSource-MiMLS
• 2020-04-22 Listed $20,000 SW Michigan MLS
• 2020-04-22 Listed $20,000 REALCOMP
• 2015-09-25 Sold (MLS) $8,500 SW Michigan MLS
• 2015-09-25 Sold (MLS) $8,500 REALCOMP
• 2015-09-18 Pending — SW Michigan MLS
• 2015-09-03 Listed $9,900 SW Michigan MLS
• 2015-08-07 Listed $9,900 REALCOMP

Property tax history

+10.5%/yr

Latest (2025): $1,631 · -0.8% YoY. Source: county tax records.