625 Hamilton St · Vicksburg, MI 49097

$175,000

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 3 Days on market

Built 1935 7,405 sqft lot Est $160k · 9% over

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Why this score? — see what drove the F 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 +11.6/30.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• ARV discount +3.4/15.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming two-story, 3-bedroom, 1-bath traditional home in the heart of Vicksburg! Featuring recent updates and renovations, this move-in-ready gem combines modern farmhouse style with timeless character. Enjoy a highly desirable location just minutes from everything downtown Vicksburg has to offer. Restaurants, shops, parks, lakes, the public library, and other local amenities are all within easy walking or driving distance. Plus, Vicksburg High School is located just 200 feet down the street, adding even more convenience. Whether you're a first-time homebuyer or simply looking for a place to call home, this beautifully updated property offers comfort, style, and an unbeatable location. Move right in and start enjoying all that Vicksburg has to offer.

Key facts

• Recent updates
• Two story
• 7,405 sq ft lot

Tags

• TWO STORY
• RECENT UPDATES
• HIGHLY DESIRABLE LOCATION
• MINUTES FROM DOWNTOWN
• WITHIN EASY WALKING DISTANCE
• VICKSBURG HIGH SCHOOL

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; Electric water heater; Cable connected; High-speed internet available
• Home design: Cape Cod / Traditional style; Single-family residence; Residential property
• Construction: Built in 1935; Aluminum siding; Composition roof
• Exterior features: Paved road access; Lot about 0.17 acres

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: Eat-in kitchen; Crawl space basement; 6 total rooms
• Laundry & utility: Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-55 ($-656/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (18.1% below list).
• Recommended offer: $143k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Vicksburg — 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 (#137 in MI, #3,361 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Vicksburg Community Schools (suburban): math 42% / reading 56% proficiency, ranked #100 of 540 in MI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 31y 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 $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,355 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1935 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.82% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $160,448
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 N Pearl St	0.67mi	2/1.0 (-1)	948 (+9%)	1mo	$170,000	$179	48
530 State St	0.50mi	2/1.5 (-1)	952 (+9%)	22mo	$175,000	$184	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-31,829
• Equity at exit: $26,093

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-32,164
• Equity at exit: $15,131

Cash invested: $49,000 (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 49097

• Active inventory: 141
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$197 /mo · $2,358/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-55

Break-even live

Break-even rent $1,503

Max offer price $165,349

Occupancy floor 99%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 W Maple St Vicksburg, MI	2.0	1.0	700	$1,250	$1.79	43d	1	0.51mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $175,000 Pending 3 DOM
2. 2026-06-03
   remarks 699-char remark

   Show marketing remark (782 chars)

   Welcome home to this charming two-story, 3-bedroom, 1-bath traditional home in the heart of Vicksburg! Featuring recent updates and renovations, this move-in-ready gem combines modern farmhouse style with timeless character. Enjoy a highly desirable location just minutes from everything downtown Vicksburg has to offer. Restaurants, shops, parks, lakes, the public library, and other local amenities are all within easy walking or driving distance. Plus, Vicksburg High School is located just 200 feet down the street, adding even more convenience. Whether you're a first-time homebuyer or simply looking for a place to call home, this beautifully updated property offers comfort, style, and an unbeatable location. Move right in and start enjoying all that Vicksburg has to offer.

3. 2026-06-03
   listed $175,000 Active 1 DOM

   Show marketing remark (782 chars)

   Welcome home to this charming two-story, 3-bedroom, 1-bath traditional home in the heart of Vicksburg! Featuring recent updates and renovations, this move-in-ready gem combines modern farmhouse style with timeless character. Enjoy a highly desirable location just minutes from everything downtown Vicksburg has to offer. Restaurants, shops, parks, lakes, the public library, and other local amenities are all within easy walking or driving distance. Plus, Vicksburg High School is located just 200 feet down the street, adding even more convenience. Whether you're a first-time homebuyer or simply looking for a place to call home, this beautifully updated property offers comfort, style, and an unbeatable location. Move right in and start enjoying all that Vicksburg has to offer.

ⓘ 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: $2,358 · $197/mo
• Projected year-2 tax: $2,527 · $211/mo
• Expected delta: +$168/yr (+$14/mo · 7.1%)

ⓘ 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 ≥99°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: $17,203
• − Mortgage interest: −$9,803
• − Property taxes: −$2,358
• − Insurance: −$875
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$5,091
• Taxable loss: −$3,676
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $227/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: Vicksburg Community Schools
• NCES district ID: 2634950
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $59,299
• Composite: 42.79/100
• National rank: #3146
• State rank: #100 of 540 in MI

Livability — Vicksburg

• Score: 76/100
• State rank: #137
• US rank: #3361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vicksburg, MI
• County: Kalamazoo County · 224,317 people
• City population: 11,754
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 11,754
• Household income: $88,208
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 110.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 9% Romanian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -136.53%
• Current HPI: 196.1338
• Rent YoY: —
• 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

+202.2% since first listed

17 events — show timeline

• 2026-06-03 Listed $175,000 REALCOMP
• 2026-06-03 Listed $175,000 SW Michigan MLS
• 2026-06-03 Listed $175,000 MiRealSource-MiMLS
• 2024-04-01 Sold (Public Records) $94,900 Public Records
• 2024-03-06 Sold (MLS) $94,900 MiRealSource-MiMLS
• 2024-03-06 Sold (MLS) $94,900 SW Michigan MLS
• 2024-03-06 Sold (MLS) $94,900 REALCOMP
• 2024-01-31 Pending — REALCOMP
• 2024-01-31 Pending — MiRealSource-MiMLS
• 2024-01-31 Pending — SW Michigan MLS
• 2024-01-25 Listed $94,900 MiRealSource-MiMLS
• 2024-01-25 Listed $94,900 SW Michigan MLS
• 2024-01-25 Listed $94,900 REALCOMP
• 1995-12-20 Sold (MLS) $52,000 REALCOMP
• 1995-12-20 Sold (MLS) $52,000 SW Michigan MLS
• 1995-10-20 Listed $57,900 REALCOMP
• 1995-10-20 Listed $57,900 SW Michigan MLS

Property tax history

+13.1%/yr

Latest (2025): $2,358 · +254.6% YoY. Source: county tax records.