613 Pearl St · Kalamazoo, MI 49007

$149,900

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 120 Days on market

Built 1906 4,792 sqft lot Est $162k · 8% 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 +28.4/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

Key facts

• 4,792 sq ft lot
• Built 1906
• Listed 120 days

Property features AI

Exterior

• Utilities: Natural gas available and connected; Electric service available
• Home design: Traditional style single-family residence; Built in 1906; 1,728 sq. ft. living area
• Construction: Wood siding exterior; Composition roof
• Exterior features: Sidewalk on the lot; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 12 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 4 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).
• At $1,928/mo this rent would consume 59% of the median local household income ($39k/yr) (locally 816% 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 $1k 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 120 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $150k implies a 747% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1906 — 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: 1.29% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Oak St	0.18mi	5/2.0 (+1)	1,706 (-1%)	2mo	$160,000	$94	83
807 W Vine St	0.20mi	5/2.0 (+1)	1,732 (+0%)	4mo	$185,000	$107	82
819 Oak St	0.17mi	5/2.0 (+1)	1,674 (-3%)	2mo	$159,900	$96	80
612 Oak St	0.09mi	4/2.0	1,540 (-11%)	2mo	$145,000	$94	76
442 W Dutton St	0.10mi	4/2.0	1,928 (+12%)	2mo	$249,900	$130	75
517 Oak St	0.10mi	4/1.5	1,540 (-11%)	8mo	$110,000	$71	69
306 W Dutton St	0.23mi	3/2.0 (-1)	1,864 (+8%)	4mo	$105,000	$56	68
1009 Oak St	0.29mi	4/2.0	1,526 (-12%)	7mo	$141,000	$92	61
806 S Park St	0.22mi	5/2.5 (+1)	1,888 (+9%)	8mo	$252,500	$134	61
622 S Rose St	0.30mi	4/1.5	1,526 (-12%)	8mo	$214,000	$140	58
608 Minor Ave	0.25mi	5/2.0 (+1)	1,954 (+13%)	7mo	$59,000	$30	56
819 Oakland Dr	0.43mi	3/2.0 (-1)	1,510 (-13%)	7mo	$125,000	$83	48

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $899
• Equity at exit: $22,351

10-year hold

• IRR: 6.9%
• Equity multiple: 1.45×
• Total profit: $18,744
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $484

Break-even live

Break-even rent $1,316

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	0.14mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.48mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.61mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	1.10mi

Listing history 32 events

1. 2026-06-18
   days on market $149,900 Active 120 DOM
2. 2026-06-17
   days on market $149,900 Active 119 DOM
3. 2026-06-16
   price $149,900 Active 118 DOM
4. 2026-06-16
   days on market $153,500 Active 118 DOM
5. 2026-06-15
   days on market $153,500 Active 117 DOM
6. 2026-06-14
   days on market $153,500 Active 115 DOM
7. 2026-06-13
   days on market $153,500 Active 114 DOM
8. 2026-06-10
   days on market $153,500 Active 112 DOM
9. 2026-06-09
   days on market $153,500 Active 111 DOM
10. 2026-06-08
    days on market $153,500 Active 110 DOM
11. 2026-06-07
    days on market $153,500 Active 109 DOM
12. 2026-06-05
    days on market $153,500 Active 106 DOM
13. 2026-06-03
    days on market $153,500 Active 105 DOM
14. 2026-06-02
    days on market $153,500 Active 104 DOM
15. 2026-06-01
    pricedays on market $153,500 Active 103 DOM
16. 2026-05-31
    days on market $154,900 Active 102 DOM
17. 2026-05-30
    days on market $154,900 Active 101 DOM
18. 2026-05-13
    price $154,900 373-char remark

    Show marketing remark (373 chars)

    5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

19. 2026-05-12
    price $154,900 373-char remark

    Show marketing remark (373 chars)

    5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

20. 2026-05-12
    price $154,900

    Show marketing remark (373 chars)

    5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

21. 2026-02-18
    listed $159,900 Active 373-char remark

    Show marketing remark (373 chars)

    5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

22. 2026-02-18
    listed $159,900 Active 373-char remark

    Show marketing remark (373 chars)

    5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

23. 2026-02-18
    listed $159,900 Active

    Show marketing remark (373 chars)

    5 bedroom, 2 full bath home on quiet Pearl Street, near Chenery Auditorium in the Vine Neighborhood. Home has 5 spacious bedrooms and a finished 3rd floor that could be used as office or recreation room. Property has lots of off street parking. Home has been a rental (Tenants lease is up July 26 rent is $1440/mo). Property manager willing to stay on through end of lease.

24. 2014-10-17
    historical
25. 2014-10-16
    historical
26. 2011-10-12
    soldstatus $17,699
27. 2011-08-24
    listed $17,000
28. 2010-05-13
    soldstatus $22,500
29. 2001-09-16
    listed $85,900
30. 1995-07-28
    soldstatus $39,000
31. 1995-05-02
    listed $42,500
32. 1992-11-27
    listed $34,900

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$9/yr (+$1/mo · 0.4%)

ⓘ 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 3/10 Moderate 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: $23,135
• − Mortgage interest: −$8,397
• − Property taxes: −$2,289
• − Insurance: −$750
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$4,361
• Taxable income: $3,637
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $4,932/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

+343.8% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $154,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $154,900 REALCOMP
• 2026-05-12 Price Changed $154,900 SW Michigan MLS
• 2026-02-18 Listed $159,900 SW Michigan MLS
• 2026-02-18 Listed $159,900 REALCOMP
• 2026-02-18 Listed $159,900 MiRealSource-MiMLS
• 2014-10-17 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2011-10-12 Sold (MLS) $17,699 MiRealSource-MiMLS
• 2011-08-24 Listed $17,000 MiRealSource-MiMLS
• 2010-05-13 Sold (Public Records) $22,500 Public Records
• 2001-09-16 Listed $85,900 SW Michigan MLS
• 1995-07-28 Sold (MLS) $39,000 SW Michigan MLS
• 1995-05-02 Listed $42,500 SW Michigan MLS
• 1992-11-27 Listed $34,900 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $2,289 · +3.0% YoY. Source: county tax records.