821 Trimble Ave · Kalamazoo, MI 49048

$134,900

5 bd · 1.5 ba · 1,403 sqft · SingleFamily public records · 58 Days on market

Built 1895 5,663 sqft lot Est $161k · 16% 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 +30.0/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

Key facts

• 5,663 sq ft lot
• Built 1895
• Listed 58 days

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Traditional single-family residence; Residential property
• Construction: Built in 1895; Vinyl siding; Composition roof; Basement: crawl space, Michigan basement, partial, slab
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 9 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/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 $933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 28y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $135k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1895 — 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: 1.39% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.38%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $161,345
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Fenimore Ave	0.19mi	4/1.5 (-1)	1,490 (+6%)	8mo	$135,000	$91	69
2105 Gull Road Rd	0.61mi	4/1.0 (-1)	1,358 (-3%)	6mo	$195,000	$144	54
1702 Charles Ave	0.30mi	4/1.5 (-1)	1,252 (-11%)	10mo	$167,000	$133	54
1618 Charles Ave	0.31mi	4/1.5 (-1)	1,521 (+8%)	15mo	$163,500	$107	54
557 Ira Ave	0.48mi	4/2.5 (-1)	1,296 (-8%)	2mo	$192,500	$149	54
1516 Humphrey St	0.26mi	4/2.0 (-1)	1,300 (-7%)	18mo	$149,900	$115	54
1348 E Main St	0.33mi	4/1.5 (-1)	1,340 (-4%)	22mo	$117,000	$87	53
807 Ira Ave	0.44mi	4/1.0 (-1)	1,352 (-4%)	16mo	$160,000	$118	53
1017 Hotop Ave	0.53mi	4/2.0 (-1)	1,330 (-5%)	9mo	$60,000	$45	52

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: 13.0%
• Equity multiple: 1.55×
• Total profit: $20,703
• Equity at exit: $20,114

10-year hold

• IRR: 25.5%
• Equity multiple: 3.76×
• Total profit: $104,409
• Equity at exit: $11,664

Cash invested: $37,772 (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 49048

• Rents YoY: 7.9%
• Active inventory: 155
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$203 /mo · $2,435/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $516

Break-even live

Break-even rent $1,223

Max offer price $134,900

Occupancy floor 68%

Sensitivity live

Price	-10% $592	-5% $554	+0% $516	+5% $478	+10% $439
Rent	-10% $368	-5% $442	+0% $516	+5% $590	+10% $664
Rate	-1.0pp $584	-0.5pp $550	base $516	+0.5pp $481	+1.0pp $445

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-08
   status Pending 580-char remark

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

2. 2026-05-08
   status Pending 580-char remark

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

3. 2026-05-08
   status Pending

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

4. 2026-03-26
   price $134,900 580-char remark

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

5. 2026-03-25
   price $134,900 580-char remark

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

6. 2026-03-25
   price $134,900

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

7. 2026-03-10
   listed $149,900 Active 580-char remark

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

8. 2026-03-10
   listed $149,900 Active 580-char remark

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

9. 2026-03-10
   listed $149,900 Active

   Show marketing remark (580 chars)

   Why rent when you can own for less! Charming 4-bedroom, 1 and 1/2 -bath home is perfectly situated just minutes from Downtown Kalamazoo, Gull Road, Sprinkle Road, restaurants, shopping & more. The main floor features two living areas, an eat-in kitchen with all appliances included, & a convenient main floor bedroom. Upstairs you'll find three additional bedrooms, a full bath, & laundry. The basement offers extra space for storage. With a little personal charm, this home could be a great addition to your investment portfolio or an opportunity to build equity.

10. 2026-03-09
    historical
11. 2026-03-08
    historical
12. 2026-01-15
    listed $149,000 Active
13. 2026-01-15
    listed $149,000 Active
14. 2025-12-15
    historical
15. 2025-11-27
    price $149,000
16. 2025-11-27
    price $149,000
17. 2025-11-27
    price $149,000
18. 2025-11-19
    price $159,900
19. 2025-11-19
    price $159,900
20. 2025-11-19
    price $159,900
21. 2025-10-28
    listed $165,000 Active
22. 2025-10-28
    listed $165,000 Active
23. 2022-05-25
    historical
24. 2022-05-25
    historical
25. 2020-04-16
    soldstatus $64,000
26. 2020-04-16
    soldstatus $64,000 Sold
27. 2020-03-03
    historical
28. 2020-03-02
    listed $80,000
29. 2020-03-02
    listed $80,000
30. 2020-03-02
    listed $80,000
31. 2014-09-15
    historical
32. 2014-08-26
    historical
33. 2005-08-18
    soldstatus $46,000
34. 2005-08-11
    listed $59,900
35. 2004-06-17
    soldstatus $8,000
36. 2004-06-17
    soldstatus $8,000
37. 2004-02-28
    listed $19,900
38. 2004-02-28
    listed $19,900
39. 2004-02-28
    historical
40. 2003-11-14
    listed $24,900
41. 2003-11-14
    listed $24,900
42. 2001-02-12
    historical
43. 2000-12-28
    listed $48,900
44. 2000-12-28
    listed $48,900
45. 1998-12-23
    soldstatus $26,975
46. 1998-12-23
    historical
47. 1998-12-23
    soldstatus $26,975
48. 1998-10-28
    listed $26,975
49. 1998-10-28
    listed $26,975
50. 1998-03-26
    listed $35,500

ⓘ 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: $2,435 · $203/mo
• Projected year-2 tax: $2,435 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $22,516
• − Mortgage interest: −$7,556
• − Property taxes: −$2,435
• − Insurance: −$674
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,924
• Taxable income: $4,323
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $5,151/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

+280.0% since first listed

51 events — show timeline

• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — SW Michigan MLS
• 2026-03-26 Price Changed $134,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $134,900 REALCOMP
• 2026-03-25 Price Changed $134,900 SW Michigan MLS
• 2026-03-10 Listed $149,900 REALCOMP
• 2026-03-10 Listed $149,900 SW Michigan MLS
• 2026-03-10 Listed $149,900 MiRealSource-MiMLS
• 2026-03-09 Listing Removed — MiRealSource-MiMLS
• 2026-03-08 Listing Removed — REALCOMP
• 2026-01-15 Listed $149,000 REALCOMP
• 2026-01-15 Listed $149,000 MiRealSource-MiMLS
• 2025-12-15 Listing Removed — MiRealSource-MiMLS
• 2025-11-27 Price Changed $149,000 MiRealSource-MiMLS
• 2025-11-27 Price Changed $149,000 REALCOMP
• 2025-11-27 Price Changed $149,000 SW Michigan MLS
• 2025-11-19 Price Changed $159,900 MiRealSource-MiMLS
• 2025-11-19 Price Changed $159,900 REALCOMP
• 2025-11-19 Price Changed $159,900 SW Michigan MLS
• 2025-10-28 Listed $165,000 REALCOMP
• 2025-10-28 Listed $165,000 MiRealSource-MiMLS
• 2022-05-25 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2020-04-16 Sold (MLS) $64,000 SW Michigan MLS
• 2020-04-16 Sold (MLS) $64,000 REALCOMP
• 2020-03-03 Listing Removed — SW Michigan MLS
• 2020-03-02 Listed $80,000 MiRealSource-MiMLS
• 2020-03-02 Listed $80,000 SW Michigan MLS
• 2020-03-02 Listed $80,000 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-08-26 Listing Removed — SW Michigan MLS
• 2005-08-18 Sold (Public Records) $46,000 Public Records
• 2005-08-11 Listed $59,900 SW Michigan MLS
• 2004-06-17 Sold (MLS) $8,000 REALCOMP
• 2004-06-17 Sold (MLS) $8,000 SW Michigan MLS
• 2004-02-28 Listing Removed — REALCOMP
• 2004-02-28 Listed $19,900 REALCOMP
• 2004-02-28 Listed $19,900 SW Michigan MLS
• 2003-11-14 Listed $24,900 REALCOMP
• 2003-11-14 Listed $24,900 SW Michigan MLS
• 2001-02-12 Listing Removed — SW Michigan MLS
• 2000-12-28 Listed $48,900 SW Michigan MLS
• 2000-12-28 Listed $48,900 REALCOMP
• 1998-12-23 Sold (MLS) $26,975 REALCOMP
• 1998-12-23 Listing Removed — SW Michigan MLS
• 1998-12-23 Sold (MLS) $26,975 SW Michigan MLS
• 1998-10-28 Listed $26,975 REALCOMP
• 1998-10-28 Listed $26,975 SW Michigan MLS
• 1998-03-26 Listed $35,500 SW Michigan MLS
• 1998-03-26 Listed $35,500 REALCOMP

Property tax history

+8.4%/yr

Latest (2025): $2,435 · +3.0% YoY. Source: county tax records.