3416 Adams St · Kalamazoo, MI 49008

$59,900

1 bd · 1.0 ba · 492 sqft · SingleFamily public records · 5 Days on market

Built 1922 6,142 sqft lot Est $110k · 45% under ↓ 20% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable Kalamazoo neighborhood, this 1-bedroom, 1-bath home is a prime opportunity for investors, flippers, or buyers looking for their next project. Taken down to the studs, this property offers a true blank slate with endless potential to redesign and build to your vision! Cash only, sold as-is. Whether you're looking to renovate and resell, create a rental, or customize a small home in a great location, this property is full of opportunity! Don't miss your chance to bring new life to 3416 Adams Street!

Key facts

• 6,142 sq ft lot
• Built 1922
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Ranch-style single-family residence; Facing information not provided; Entry level not specified
• Construction: Built in 1922; Wood siding; Composition roof
• Exterior features: Paved road frontage; Sidewalk

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Heating available
• Interior features: Six total rooms; Full Michigan-style basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $60k).
• Cap rate 13.2% vs local median 3.5% 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 (+2.4%/yr); 119 active listings in the ZIP; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent is only 15% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1922 — 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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $109,716
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3532 Lowden St	0.21mi	1/1.0	468 (-5%)	1mo	$48,960	$105	81
2112 Edgewood Dr	0.58mi	1/1.0	560 (+14%)	23mo	$125,000	$223	31

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $11,843
• Equity at exit: $8,931

10-year hold

• IRR: 25.6%
• Equity multiple: 3.18×
• Total profit: $36,528
• Equity at exit: $5,179

Cash invested: $16,772 (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 49008

• Rents YoY: 2.4%
• Active inventory: 119
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $347

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 59%

Sensitivity live

Price	-10% $388	-5% $368	+0% $347	+5% $326	+10% $306
Rent	-10% $271	-5% $309	+0% $347	+5% $385	+10% $423
Rate	-1.0pp $377	-0.5pp $362	base $347	+0.5pp $332	+1.0pp $316

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-21
   listed $59,900 Active

   Show marketing remark (525 chars)

   Located in a desirable Kalamazoo neighborhood, this 1-bedroom, 1-bath home is a prime opportunity for investors, flippers, or buyers looking for their next project. Taken down to the studs, this property offers a true blank slate with endless potential to redesign and build to your vision! Cash only, sold as-is. Whether you're looking to renovate and resell, create a rental, or customize a small home in a great location, this property is full of opportunity! Don't miss your chance to bring new life to 3416 Adams Street!

2. 2026-05-21
   listed $59,900 Active 525-char remark

   Show marketing remark (525 chars)

   Located in a desirable Kalamazoo neighborhood, this 1-bedroom, 1-bath home is a prime opportunity for investors, flippers, or buyers looking for their next project. Taken down to the studs, this property offers a true blank slate with endless potential to redesign and build to your vision! Cash only, sold as-is. Whether you're looking to renovate and resell, create a rental, or customize a small home in a great location, this property is full of opportunity! Don't miss your chance to bring new life to 3416 Adams Street!

3. 2026-05-21
   listed $59,900 Active 525-char remark

   Show marketing remark (525 chars)

   Located in a desirable Kalamazoo neighborhood, this 1-bedroom, 1-bath home is a prime opportunity for investors, flippers, or buyers looking for their next project. Taken down to the studs, this property offers a true blank slate with endless potential to redesign and build to your vision! Cash only, sold as-is. Whether you're looking to renovate and resell, create a rental, or customize a small home in a great location, this property is full of opportunity! Don't miss your chance to bring new life to 3416 Adams Street!

4. 2020-08-10
   soldstatus $76,000
5. 2020-08-10
   soldstatus $76,000 Sold
6. 2020-07-01
   status Pending
7. 2020-06-30
   listed $75,000
8. 2020-06-30
   listed $75,000 Active
9. 2020-06-30
   listed $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 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: $11,559
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$1,743
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,345/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): 16,137
• Household income: $74,943
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 513.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 2% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -170.52%
• Current HPI: 230.6876
• Rent YoY: ▲ 2.41%
• 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

-20.1% since first listed

9 events — show timeline

• 2026-05-21 Listed $59,900 MiRealSource-MiMLS
• 2026-05-21 Listed $59,900 REALCOMP
• 2026-05-21 Listed $59,900 SW Michigan MLS
• 2020-08-10 Sold (MLS) $76,000 SW Michigan MLS
• 2020-08-10 Sold (MLS) $76,000 REALCOMP
• 2020-07-01 Pending — SW Michigan MLS
• 2020-06-30 Listed $75,000 MiRealSource-MiMLS
• 2020-06-30 Listed $75,000 SW Michigan MLS
• 2020-06-30 Listed $75,000 REALCOMP

Property tax history

+13.3%/yr

Latest (2025): $3,077 · +12.7% YoY. Source: county tax records.