64 Quimby St NE · Grand Rapids, MI 49505

$196,000

4 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 37 Days on market

Built 1890 2,483 sqft lot $145/sqft · 30% below area Est $279k · 30% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FHA/Conventional or Land Contract Available This Beautifully Fully Renovated 4 Bedroom, 1 Bath Investment Property or new Home in the Creston neighborhood is Move In Ready and offers immediate possession. Featuring a living room, dining area, kitchen, full bath, and the possibility of a 5th bedroom, this charming property has private and off-street parking for your convenience. Just minutes from downtown in a very upcoming neighborhood and highway access, it's the perfect blend of comfort and location. A must-see!

Key facts

• Fully renovated
• Off street parking
• Highway access

Tags

• FULLY RENOVATED
• PRIVATE PARKING
• OFF STREET PARKING
• HIGHWAY ACCESS

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Traditional style single-family residence; Residential property
• Construction: Built in 1890; Aluminum siding; Composition roof; Foundation includes Michigan basement
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating
• Interior features: 4 total rooms; Michigan-style basement and additional unfinished space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $196k.

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 $196k).
• Recommended offer: $190k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.5% in Grand Rapids — 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 83/100 on livability (#44 in MI, #939 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Grand Rapids Public Schools (urban): math 15% / reading 29% proficiency, ranked #451 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 149 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 93% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 28 sale attempts since 21y 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 $36k; list at $196k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1890 — 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: 1.17% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $279,471
• List price: $196,000
• Delta: -29.87%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,729
• Equity at exit: $29,224

10-year hold

• IRR: 13.2%
• Equity multiple: 2.13×
• Total profit: $61,805
• Equity at exit: $16,946

Cash invested: $54,880 (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 49505

• Rents YoY: 4.5%
• Active inventory: 149
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $516

Break-even live

Break-even rent $1,640

Max offer price $196,000

Occupancy floor 72%

Sensitivity live

Price	-10% $627	-5% $571	+0% $516	+5% $460	+10% $405
Rent	-10% $335	-5% $425	+0% $516	+5% $607	+10% $697
Rate	-1.0pp $615	-0.5pp $566	base $516	+0.5pp $465	+1.0pp $413

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Mathews Ct NE Grand Rapids, MI	3.0	1.5	1100	$1,850	$1.68	45d	1	0.08mi
135 Page St NE Grand Rapids, MI	3.0	2.0	1100	$3,100	$2.82	45d	1	0.17mi
138 Travis St NE Grand Rapids, MI	4.0	2.0	1800	$2,395	$1.33	12d	1	0.31mi
1335 Hamilton Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1124	$1,395	$1.24	45d	1	0.73mi
523 Crosby St NW Grand Rapids, MI	5.0	2.0	1701	$2,200	$1.29	45d	1	0.77mi
1429 Quarry Ave NW Unit 1 Grand Rapids, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	0.79mi
519 Shirley St NE Grand Rapids, MI	5.0	2.0	1192	$2,045	$1.72	45d	1	0.83mi
1044 Muskegon Ave NW Unit 2 Grand Rapids, MI	3.0	1.0	1100	$1,800	$1.64	45d	1	1.01mi
734 Crosby St NW Unit 1 Grand Rapids, MI	3.0	1.0	1057	$1,800	$1.70	45d	1	1.08mi
700 Broadway Ave NW Unit 1 Grand Rapids, MI	4.0	2.0	1450	$2,795	$1.93	45d	1	1.12mi
1004 Jennette Ave NW Grand Rapids, MI	3.0	1.0	1000	$1,025	$1.02	45d	1	1.27mi
927 Arianna St NW Grand Rapids, MI	4.0	3.0	1500	$3,000	$2.00	45d	1	1.31mi
414 Benson Ave NE Grand Rapids, MI	1.0–3.0	1.0–2.0	1110	$2,673	$2.41	45d	14	1.40mi
541 Eastern Ave NE Grand Rapids, MI	4.0	2.0	1600	$2,300	$1.44	45d	1	1.40mi
1756 Tamarack Ave NW Grand Rapids, MI	3.0	2.0	1700	$2,195	$1.29	45d	1	1.45mi

Listing history 50 events

1. 2026-06-21
   days on market $196,000 Active 37 DOM
2. 2026-06-18
   days on market $196,000 Active 34 DOM
3. 2026-06-17
   days on market $196,000 Active 33 DOM
4. 2026-06-16
   days on market $196,000 Active 32 DOM
5. 2026-06-15
   days on market $196,000 Active 31 DOM
6. 2026-06-14
   days on market $196,000 Active 29 DOM
7. 2026-06-13
   days on market $196,000 Active 28 DOM
8. 2026-06-10
   days on market $196,000 Active 26 DOM
9. 2026-06-09
   days on market $196,000 Active 25 DOM
10. 2026-06-08
    days on market $196,000 Active 24 DOM
11. 2026-06-07
    days on market $196,000 Active 23 DOM
12. 2026-06-05
    days on market $196,000 Active 20 DOM
13. 2026-06-03
    days on market $196,000 Active 19 DOM
14. 2026-06-03
    days on market $196,000 Active 18 DOM
15. 2026-06-01
    days on market $196,000 Active 17 DOM
16. 2026-05-31
    days on market $196,000 Active 16 DOM
17. 2026-05-15
    listed $196,000 Active 516-char remark

    Show marketing remark (519 chars)

    FHA/Conventional or Land Contract Available This Beautifully Fully Renovated 4 Bedroom, 1 Bath Investment Property or new Home in the Creston neighborhood is Move In Ready and offers immediate possession. Featuring a living room, dining area, kitchen, full bath, and the possibility of a 5th bedroom, this charming property has private and off-street parking for your convenience. Just minutes from downtown in a very upcoming neighborhood and highway access, it's the perfect blend of comfort and location. A must-see!

18. 2026-05-15
    listed $196,000 Active 516-char remark

    Show marketing remark (519 chars)

    FHA/Conventional or Land Contract Available This Beautifully Fully Renovated 4 Bedroom, 1 Bath Investment Property or new Home in the Creston neighborhood is Move In Ready and offers immediate possession. Featuring a living room, dining area, kitchen, full bath, and the possibility of a 5th bedroom, this charming property has private and off-street parking for your convenience. Just minutes from downtown in a very upcoming neighborhood and highway access, it's the perfect blend of comfort and location. A must-see!

19. 2026-05-15
    listed $196,000 Active

    Show marketing remark (519 chars)

    FHA/Conventional or Land Contract Available This Beautifully Fully Renovated 4 Bedroom, 1 Bath Investment Property or new Home in the Creston neighborhood is Move In Ready and offers immediate possession. Featuring a living room, dining area, kitchen, full bath, and the possibility of a 5th bedroom, this charming property has private and off-street parking for your convenience. Just minutes from downtown in a very upcoming neighborhood and highway access, it's the perfect blend of comfort and location. A must-see!

20. 2026-02-25
    historical
21. 2026-02-24
    status Active
22. 2026-02-24
    status Active
23. 2026-02-16
    historical
24. 2026-02-16
    historical
25. 2026-02-12
    price $195,000
26. 2026-02-12
    price $195,000
27. 2026-02-11
    price $195,000
28. 2026-01-17
    listed $196,000 Active
29. 2026-01-17
    listed $196,000 Active
30. 2025-12-24
    historical
31. 2025-12-15
    status Active
32. 2025-12-15
    status Active
33. 2025-12-06
    historical
34. 2025-12-06
    status Pending
35. 2025-12-06
    status Pending
36. 2025-11-15
    price $196,000
37. 2025-11-14
    price $196,000
38. 2025-11-14
    price $196,000
39. 2025-10-06
    listed $208,900 Active
40. 2025-10-05
    listed $208,900 Active
41. 2024-10-13
    historical
42. 2024-10-12
    historical
43. 2024-09-20
    listed $206,900 Active
44. 2024-09-20
    listed $206,900 Active
45. 2024-08-26
    historical
46. 2024-08-25
    historical
47. 2024-08-02
    price $209,000
48. 2024-08-02
    price $214,900
49. 2024-08-02
    price $209,000
50. 2024-08-02
    price $214,900

ⓘ 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: $2,234 · $186/mo
• Projected year-2 tax: $2,626 · $219/mo
• Expected delta: +$392/yr (+$33/mo · 17.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,518
• − Mortgage interest: −$10,979
• − Property taxes: −$2,234
• − Insurance: −$980
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$5,702
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $5,418/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: Grand Rapids Public Schools
• NCES district ID: 2616440
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $40,612
• Composite: 18.62/100
• National rank: #8899
• State rank: #451 of 540 in MI

Livability — Grand Rapids

• Score: 83/100
• State rank: #44
• US rank: #939

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Rapids, MI
• County: Kent County · 533,805 people
• City population: 181,325
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 32,426
• Household income: $74,906
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1330.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Iranian 12% Romanian 8% Italian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 3% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -324.57%
• Current HPI: 306.797
• Rent YoY: ▲ 4.55%
• Metro: Grand Rapids-Kentwood, 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

+270.5% since first listed

76 events — show timeline

• 2026-05-15 Listed $196,000 SW Michigan MLS
• 2026-05-15 Listed $196,000 REALCOMP
• 2026-05-15 Listed $196,000 MiRealSource-MiMLS
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2026-02-24 Relisted — MiRealSource-MiMLS
• 2026-02-24 Relisted — REALCOMP
• 2026-02-16 Listing Removed — REALCOMP
• 2026-02-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-12 Price Changed $195,000 MiRealSource-MiMLS
• 2026-02-12 Price Changed $195,000 REALCOMP
• 2026-02-11 Price Changed $195,000 SW Michigan MLS
• 2026-01-17 Listed $196,000 REALCOMP
• 2026-01-17 Listed $196,000 MiRealSource-MiMLS
• 2025-12-24 Listing Removed — MiRealSource-MiMLS
• 2025-12-15 Relisted — REALCOMP
• 2025-12-15 Relisted — MiRealSource-MiMLS
• 2025-12-06 Listing Removed — REALCOMP
• 2025-12-06 Pending — REALCOMP
• 2025-12-06 Pending — MiRealSource-MiMLS
• 2025-11-15 Price Changed $196,000 MiRealSource-MiMLS
• 2025-11-14 Price Changed $196,000 REALCOMP
• 2025-11-14 Price Changed $196,000 SW Michigan MLS
• 2025-10-06 Listed $208,900 REALCOMP
• 2025-10-05 Listed $208,900 MiRealSource-MiMLS
• 2024-10-13 Listing Removed — MiRealSource-MiMLS
• 2024-10-12 Listing Removed — REALCOMP
• 2024-09-20 Listed $206,900 MiRealSource-MiMLS
• 2024-09-20 Listed $206,900 REALCOMP
• 2024-08-26 Listing Removed — MiRealSource-MiMLS
• 2024-08-25 Listing Removed — REALCOMP
• 2024-08-02 Price Changed $209,000 MiRealSource-MiMLS
• 2024-08-02 Price Changed $214,900 MiRealSource-MiMLS
• 2024-08-02 Price Changed $209,000 SW Michigan MLS
• 2024-08-02 Price Changed $214,900 SW Michigan MLS
• 2024-07-26 Price Changed $209,000 MiRealSource-MiMLS
• 2024-07-26 Price Changed $209,000 REALCOMP
• 2024-07-26 Price Changed $209,000 SW Michigan MLS
• 2024-07-18 Price Changed $214,900 MiRealSource-MiMLS
• 2024-07-18 Price Changed $214,900 REALCOMP
• 2024-07-18 Price Changed $214,900 SW Michigan MLS
• 2024-07-18 Price Changed $217,500 MiRealSource-MiMLS
• 2024-07-17 Price Changed $217,500 REALCOMP
• 2024-07-17 Price Changed $217,500 SW Michigan MLS
• 2024-06-28 Price Changed $219,900 MiRealSource-MiMLS
• 2024-06-28 Price Changed $219,900 REALCOMP
• 2024-06-27 Price Changed $219,900 SW Michigan MLS
• 2024-05-24 Listed $224,900 MiRealSource-MiMLS
• 2024-05-24 Listed $224,900 REALCOMP
• 2017-02-24 Listing Removed — REALCOMP
• 2017-01-23 Listing Removed — SW Michigan MLS
• 2016-11-01 Relisted — SW Michigan MLS
• 2016-10-17 Listing Removed — SW Michigan MLS
• 2016-09-02 Listed $57,900 SW Michigan MLS
• 2016-09-01 Listed $57,900 REALCOMP
• 2015-06-16 Sold (Public Records) $36,000 Public Records
• 2015-06-02 Sold (MLS) $36,000 SW Michigan MLS
• 2015-06-02 Sold (MLS) $36,000 REALCOMP
• 2015-04-01 Listed $38,000 SW Michigan MLS
• 2015-04-01 Listed $38,000 REALCOMP
• 2015-02-10 Listing Removed — SW Michigan MLS
• 2015-02-09 Listing Removed — SW Michigan MLS
• 2011-04-18 Listing Removed — REALCOMP
• 2010-10-18 Listed $14,000 REALCOMP
• 2010-10-18 Listed $14,000 SW Michigan MLS
• 2010-07-29 Sold (MLS) $5,900 REALCOMP
• 2010-07-29 Sold (MLS) $5,900 SW Michigan MLS
• 2010-04-09 Listed $5,900 REALCOMP
• 2010-04-09 Listed $5,900 SW Michigan MLS
• 2009-10-03 Listing Removed — REALCOMP
• 2009-07-03 Listed $16,000 REALCOMP
• 2009-07-03 Listed $16,000 SW Michigan MLS
• 2006-01-24 Sold (Public Records) $38,000 Public Records
• 2005-12-29 Sold (MLS) $52,900 REALCOMP
• 2005-12-29 Sold (MLS) $52,900 SW Michigan MLS
• 2005-07-18 Listed $52,900 REALCOMP
• 2005-07-18 Listed $52,900 SW Michigan MLS

Property tax history

+5.3%/yr

Latest (2025): $2,234 · -27.5% YoY. Source: county tax records.