1013 Trimble Ave · Kalamazoo, MI 49048

$116,900

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 100 Days on market

Built 1947 4,356 sqft lot Est $118k · at est.

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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 +18.2/30.0
• ARV discount +8.0/15.0
• DSCR +5.7/10.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

Key facts

• Remodeled kitchen
• New appliances
• Updated lighting

Tags

• REMODELED HOME
• UPDATED LIGHTING
• REMODELED KITCHEN
• NEW APPLIANCES
• UPDATED BATHROOM
• FRESHLY PAINTED EXTERIOR

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single-family home; Single story; Built in 1947
• Construction: Wood siding exterior
• Exterior features: Shingle roof; Lot about 0.1 acre; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Four total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (8.6% below list).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 fast (+7.9%/yr); 155 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $808 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y 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 $15k; list at $117k implies a 679% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,379 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1947 — 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: 0.91% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $118,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Charlotte Ave	0.42mi	2/1.0	608 (+1%)	0mo	$105,000	$173	78
532 Chicago Ave	0.44mi	2/1.0	600 (0%)	10mo	$147,000	$245	72
1427 Charles Ave	0.45mi	2/1.0	625 (+4%)	11mo	$99,900	$160	63
1504 Woodrow Dr	0.69mi	2/1.0	588 (-2%)	14mo	$137,500	$234	52
608 Lum Ave	0.60mi	2/1.0	672 (+12%)	6mo	$132,500	$197	47
812 Gayle Ave	0.61mi	2/1.0	676 (+13%)	15mo	$140,000	$207	38
522 Gayle Ave	0.71mi	2/1.0	686 (+14%)	11mo	$112,500	$164	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 · 7.88% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.79×
• Total profit: $-6,801
• Equity at exit: $17,430

10-year hold

• IRR: 9.1%
• Equity multiple: 1.84×
• Total profit: $27,546
• Equity at exit: $10,107

Cash invested: $32,732 (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 49048

• Rents YoY: 7.9%
• Active inventory: 155
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$613
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $105

Break-even live

Break-even rent $936

Max offer price $116,900

Occupancy floor 85%

Sensitivity live

Price	-10% $171	-5% $138	+0% $105	+5% $72	+10% $38
Rent	-10% $20	-5% $62	+0% $105	+5% $147	+10% $189
Rate	-1.0pp $163	-0.5pp $134	base $105	+0.5pp $74	+1.0pp $43

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Humphrey St Unit 12 Kalamazoo, MI	1.0	1.0	634	$805	$1.27	14d	1	0.11mi
1536 Henson Ave Unit 4 Kalamazoo, MI	2.0	1.0	575	$995	$1.73	22d	1	0.35mi
621 Washburn Ave Kalamazoo, MI	2.0	1.0	720	$1,300	$1.81	22d	1	0.47mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,182	$1.30	14d	13	0.60mi
3025 E Main St Unit 5 Kalamazoo, MI	1.0	1.0	450	$695	$1.54	14d	1	0.83mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	22d	1	1.00mi
2024 Sunnyside Dr Kalamazoo, MI	1.0–2.0	1.0	740	$1,000	$1.35	14d	1	1.10mi
708 Mills St Unit 7 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	14d	1	1.21mi

Listing history 40 events

1. 2026-06-21
   days on market $116,900 Active 100 DOM
2. 2026-06-18
   days on market $116,900 Active 97 DOM
3. 2026-06-17
   days on market $116,900 Active 96 DOM
4. 2026-06-16
   days on market $116,900 Active 95 DOM
5. 2026-06-15
   days on market $116,900 Active 94 DOM
6. 2026-06-14
   days on market $116,900 Active 92 DOM
7. 2026-06-13
   days on market $116,900 Active 91 DOM
8. 2026-06-10
   days on market $116,900 Active 89 DOM
9. 2026-06-09
   days on market $116,900 Active 88 DOM
10. 2026-06-08
    days on market $116,900 Active 87 DOM
11. 2026-06-07
    days on market $116,900 Active 86 DOM
12. 2026-06-05
    days on market $116,900 Active 83 DOM
13. 2026-06-03
    days on market $116,900 Active 82 DOM
14. 2026-06-02
    days on market $116,900 Active 81 DOM
15. 2026-06-01
    days on market $116,900 Active 80 DOM
16. 2026-05-31
    days on market $116,900 Active 79 DOM
17. 2026-05-30
    days on market $116,900 Active 78 DOM
18. 2026-04-20
    price $117,900 783-char remark

    Show marketing remark (783 chars)

    Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

19. 2026-04-20
    price $117,900 783-char remark

    Show marketing remark (783 chars)

    Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

20. 2026-04-20
    price $117,900

    Show marketing remark (783 chars)

    Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

21. 2026-03-13
    listed $119,900 Active 783-char remark

    Show marketing remark (783 chars)

    Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

22. 2026-03-13
    listed $119,900 Active 783-char remark

    Show marketing remark (783 chars)

    Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

23. 2026-03-13
    listed $119,900 Active

    Show marketing remark (783 chars)

    Welcome to 1013 Trimble -- a beautifully remodeled home offering style, comfort, and an unbeatable location! This move-in-ready property has been thoughtfully updated from top to bottom, making it the perfect place to call home. Step inside to find brand new flooring, fresh carpet, updated lighting, and a completely refreshed interior that feels bright and modern. The remodeled kitchen features new appliances and stylish finishes, creating a great space for cooking and entertaining. The updated bathroom adds a clean, contemporary touch, while the freshly painted exterior boosts curb appeal. Located just minutes from shopping, parks, and restaurants, you'll enjoy the convenience of having everything you need close by while still having a comfortable place to unwind at home.

24. 2014-09-11
    historical
25. 2008-05-13
    soldstatus $15,000
26. 2008-05-13
    soldstatus $15,000
27. 2008-05-13
    soldstatus $15,000
28. 2007-08-13
    listed $18,545
29. 2007-08-13
    listed $18,545
30. 2007-08-13
    listed $18,545
31. 2005-12-27
    soldstatus $33,150
32. 2005-11-17
    soldstatus $33,150
33. 2005-11-17
    soldstatus $33,150
34. 2005-05-23
    listed $31,900
35. 2005-05-23
    listed $31,900
36. 2004-03-23
    soldstatus $21,900
37. 2004-03-23
    soldstatus $21,900
38. 2003-12-18
    listed $23,900
39. 2003-12-18
    listed $23,900
40. 1997-08-22
    listed $28,900

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$433/yr (+$36/mo · 46.2%)

ⓘ 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: $12,824
• − Mortgage interest: −$6,548
• − Property taxes: −$935
• − Insurance: −$584
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,401
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,422/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): 22,791
• Household income: $60,454
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 835.0

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 (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -205.26%
• Current HPI: 180.4766
• Rent YoY: ▲ 7.88%
• 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

+308.0% since first listed

23 events — show timeline

• 2026-04-20 Price Changed $117,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $117,900 REALCOMP
• 2026-04-20 Price Changed $117,900 SW Michigan MLS
• 2026-03-13 Listed $119,900 SW Michigan MLS
• 2026-03-13 Listed $119,900 REALCOMP
• 2026-03-13 Listed $119,900 MiRealSource-MiMLS
• 2014-09-11 Listing Removed — SW Michigan MLS
• 2008-05-13 Sold (MLS) $15,000 REALCOMP
• 2008-05-13 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2008-05-13 Sold (MLS) $15,000 SW Michigan MLS
• 2007-08-13 Listed $18,545 REALCOMP
• 2007-08-13 Listed $18,545 MiRealSource-MiMLS
• 2007-08-13 Listed $18,545 SW Michigan MLS
• 2005-12-27 Sold (Public Records) $33,150 Public Records
• 2005-11-17 Sold (MLS) $33,150 REALCOMP
• 2005-11-17 Sold (MLS) $33,150 SW Michigan MLS
• 2005-05-23 Listed $31,900 REALCOMP
• 2005-05-23 Listed $31,900 SW Michigan MLS
• 2004-03-23 Sold (MLS) $21,900 REALCOMP
• 2004-03-23 Sold (MLS) $21,900 SW Michigan MLS
• 2003-12-18 Listed $23,900 REALCOMP
• 2003-12-18 Listed $23,900 SW Michigan MLS
• 1997-08-22 Listed $28,900 SW Michigan MLS

Property tax history

+5.2%/yr

Latest (2025): $935 · +12.5% YoY. Source: county tax records.