1028 Clinton Ave · Kalamazoo, MI 49001

$122,000

2 bd · 1.0 ba · 989 sqft · SingleFamily public records · 35 Days on market

Built 1940 4,356 sqft lot Est $102k · 20% over ↓ 2% since listing

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Why this score? — see what drove the D- 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 +13.6/30.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

Key facts

• 4,356 sq ft lot
• Built 1940
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $6 ($74/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 $104k (15.0% below list).
• Recommended offer: $104k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $843 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 35 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,695 (15.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $101,867
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Hays Park Ave	0.23mi	2/1.0	988 (-0%)	4mo	$60,000	$61	86
1424 Lay Blvd	0.29mi	2/1.0	1,010 (+2%)	7mo	$145,000	$144	77
1123 Palmer Ave	0.36mi	3/1.0 (+1)	980 (-1%)	4mo	$178,000	$182	74
1908 E Stockbridge Ave	0.57mi	3/1.0 (+1)	1,000 (+1%)	3mo	$136,038	$136	64
739 Egleston Ave	0.25mi	2/1.0	864 (-13%)	5mo	$77,000	$89	63
1506 Lane Blvd	0.34mi	3/1.0 (+1)	1,113 (+12%)	2mo	$105,000	$94	56
907 Russell St	0.52mi	2/1.0	1,113 (+12%)	1mo	$53,000	$48	54
1519 E Stockbridge Ave	0.34mi	3/1.5 (+1)	1,121 (+13%)	4mo	$95,000	$85	52
1901 Fulton St	0.66mi	3/1.0 (+1)	1,090 (+10%)	1mo	$203,000	$186	46
516 E Alcott St	0.53mi	3/1.0 (+1)	1,098 (+11%)	6mo	$112,780	$103	46
222 E Belmont St	0.74mi	3/1.0 (+1)	1,086 (+10%)	0mo	$45,000	$41	44
1719 Palmer Ave	0.55mi	3/2.0 (+1)	1,132 (+14%)	8mo	$125,000	$110	35

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-15,700
• Equity at exit: $18,191

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,018
• Equity at exit: $10,548

Cash invested: $34,160 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$640
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $6

Break-even live

Break-even rent $1,029

Max offer price $122,000

Occupancy floor 94%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.23mi
1332 Poplar Pl Apt 2 Kalamazoo, MI	2.0	1.0	545	$800	$1.47	21d	1	0.24mi
1338 Portage St Kalamazoo, MI	1.0	1.0	750	$950	$1.27	21d	1	0.27mi
1023 Washington Ave Unit 1 Kalamazoo, MI	1.0	1.0	850	$700	$0.82	21d	1	0.28mi
708 Mills St Unit 7 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	13d	1	0.74mi
1512 S Burdick St Kalamazoo, MI	3.0	1.0	887	$1,250	$1.41	13d	1	0.84mi
2719 S Burdick St Kalamazoo, MI	1.0	1.0	790	$800	$1.01	21d	1	1.03mi
2725 S Burdick St Kalamazoo, MI	2.0	1.0	1000	$1,250	$1.25	13d	1	1.03mi
2843 S Burdick St Unit D Kalamazoo, MI	2.0	1.0	776	$895	$1.15	21d	1	1.09mi
23 Ridgewood St Kalamazoo, MI	2.0	1.0	1100	$1,295	$1.18	21d	1	1.11mi
1320 S Westnedge Ave Unit 4 Kalamazoo, MI	1.0	1.0	550	$775	$1.41	21d	1	1.19mi
530 S Rose St Kalamazoo, MI	1.0	1.0	695	$1,352	$1.94	13d	1	1.22mi
2002 S Westnedge Ave Kalamazoo, MI	2.0	1.0	900	$1,250	$1.39	21d	2	1.23mi
513 Wheaton Ave Unit 2 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	13d	1	1.25mi
515 Minor Ave Unit 2 Kalamazoo, MI	2.0	1.0	800	$1,125	$1.41	13d	1	1.28mi
620 Minor Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,075	$1.34	13d	1	1.36mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$1,908	$1.75	13d	12	1.36mi
266 E Michigan Ave Unit 402 Kalamazoo, MI	1.0	1.5	900	$1,895	$2.11	21d	1	1.37mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	1.37mi
730 Pioneer St Unit 2 Kalamazoo, MI	2.0	1.0	870	$900	$1.03	13d	1	1.37mi
603 W Vine St Unit 4 Kalamazoo, MI	1.0	1.0	657	$875	$1.33	13d	1	1.38mi
444 Garland St Apt 3 Kalamazoo, MI	2.0	1.0	850	$1,075	$1.26	13d	1	1.41mi
414 Trimble Ave Kalamazoo, MI	2.0	1.0	764	$1,300	$1.70	13d	1	1.49mi

Listing history 17 events

1. 2024-12-17
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

2. 2023-12-19
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

3. 2023-12-19
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

4. 2023-12-19
   status Pending

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

5. 2023-11-14
   listed $122,000 Active 572-char remark

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

6. 2023-11-14
   listed $122,000 Active 572-char remark

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

7. 2023-11-14
   listed $122,000 Active

   Show marketing remark (572 chars)

   Welcome to this well-maintained 3 bedroom 1 bathroom house! Great income or owner occupied opportunity in the city of Kalamazoo, and eligible for the Kalamazoo Promise! Enjoy sunlight mornings in the cozy enclosed front porch and entertain with ease in this spacious dining room flowing into the inviting living room. The roof was replaced 4 months ago. The windows were replaced a few years ago. The home has central air, a new washer and dryer, and newer fridge. The foundation was partially sealed, and the home has all codes up-to-date. Come check out this great home!

8. 2023-11-13
   historical
9. 2023-11-12
   historical
10. 2023-10-18
    price $123,000
11. 2023-10-18
    price $123,000
12. 2023-10-17
    price $123,000
13. 2023-07-27
    price $124,000
14. 2023-07-26
    price $124,000
15. 2023-07-26
    price $124,000
16. 2023-07-18
    listed $125,000 Active
17. 2023-07-18
    listed $125,000 Active

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,674 · $139/mo
• Expected delta: +$205/yr (+$17/mo · 13.9%)

ⓘ 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 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: $12,443
• − Mortgage interest: −$6,834
• − Property taxes: −$1,469
• − Insurance: −$610
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,549
• Taxable loss: −$2,010
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $556/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

-2.4% since first listed

17 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2023-12-19 Pending — REALCOMP
• 2023-12-19 Pending — MiRealSource-MiMLS
• 2023-12-19 Pending — SW Michigan MLS
• 2023-11-14 Listed $122,000 SW Michigan MLS
• 2023-11-14 Listed $122,000 MiRealSource-MiMLS
• 2023-11-14 Listed $122,000 REALCOMP
• 2023-11-13 Listing Removed — MiRealSource-MiMLS
• 2023-11-12 Listing Removed — REALCOMP
• 2023-10-18 Price Changed $123,000 MiRealSource-MiMLS
• 2023-10-18 Price Changed $123,000 REALCOMP
• 2023-10-17 Price Changed $123,000 SW Michigan MLS
• 2023-07-27 Price Changed $124,000 MiRealSource-MiMLS
• 2023-07-26 Price Changed $124,000 REALCOMP
• 2023-07-26 Price Changed $124,000 SW Michigan MLS
• 2023-07-18 Listed $125,000 MiRealSource-MiMLS
• 2023-07-18 Listed $125,000 REALCOMP

Property tax history

+9.2%/yr

Latest (2025): $1,469 · +38.8% YoY. Source: county tax records.