608 Southworth Ter · Kalamazoo, MI 49048

$142,000

2 bd · 1.0 ba · 953 sqft · Townhouse public records · 130 Days on market

Built 2023 Excellent condition 0.37 ac lot $149/sqft · at area comps Est $143k · at est. $118/mo HOA · 10% of rent

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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).

• ARV discount +7.7/15.0
• Cash flow +7.5/30.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a stunning new condo development on the east side of Kalamazoo! This brand new construction boasts a beautifully designed 2-bedroom, 1.5-bathroom layout, offering the perfect blend of style and convenience. Everything in this unit is fresh and modern, creating a hip and efficient living space. Enjoy being close to local amenities while experiencing the comfort and style of this beautifully designed new build. Don't miss out on the opportunity to make this your new home sweet home! This is a First Floor Unit.

Key facts

• New construction
• First floor unit
• $118 HOA

Tags

• NEW CONDO DEVELOPMENT
• EAST SIDE OF KALAMAZOO
• NEW CONSTRUCTION
• FIRST FLOOR UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $142k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (17.8% below list).
• Recommended offer: $116k (18.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Spring Valley Center For Exploration (281 students, 92% FRL); Linden Grove Middle School (math 30% / reading 70%, grade C, #125 of 493 statewide, top 25%, 705 students, 69% FRL); Kalamazoo Central High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 1,612 students, 64% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 207 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $982 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 130 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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.

Recommended offer $116,386 (18.0% 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. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 10.1

CMA / ARV

• ARV (median comp): $142,750
• List price: $142,000
• Delta: -0.53%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Washburn Ave	0.52mi	2/1.0	935 (-2%)	1mo	$160,000	$171	72
1332 Colgrove Ave	0.54mi	2/1.0	976 (+2%)	0mo	$125,000	$128	71
715 Lum Ave	0.61mi	2/1.0	912 (-4%)	1mo	$160,000	$175	64
1301 Colgrove Ave	0.46mi	2/1.0	1,044 (+10%)	0mo	$180,000	$172	62
515 Wallace Ave	0.24mi	3/1.0 (+1)	1,157 (+21%)	0mo	$185,000	$160	59
3519 Oak Tree Dr	1.47mi	2/1.5	922 (-3%)	2mo	$154,000	$167	56
721 Washburn Ave	0.48mi	2/1.0	725 (-24%)	2mo	$156,900	$216	51
1042 E Mosel Ave	1.41mi	3/1.0 (+1)	896 (-6%)	0mo	$185,000	$206	50
1520 Bronx Ave	0.83mi	2/1.0	1,102 (+16%)	0mo	$177,000	$161	40
1419 Bronx Ave	0.77mi	2/1.0	725 (-24%)	2mo	$190,000	$262	38
718 Harrison St	0.76mi	3/1.0 (+1)	1,092 (+15%)	1mo	$99,000	$91	35
829 Dwillard Dr	0.86mi	3/1.0 (+1)	1,170 (+23%)	1mo	$245,000	$209	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: -19.4%
• Equity multiple: 0.29×
• Total profit: $-28,179
• Equity at exit: $21,173

10-year hold

• IRR: -3.5%
• Equity multiple: 0.71×
• Total profit: $-11,383
• Equity at exit: $12,278

Cash invested: $39,760 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $142,250 ($140/sqft)
• Median days on market: 130 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +6.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49048

• Rents YoY: 7.9%
• Active inventory: 207
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$118
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-177

Break-even live

Break-even rent $1,392

Max offer price $116,386

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-128	+0% $-177	+5% $-226	+10% $-275
Rent	-10% $-269	-5% $-223	+0% $-177	+5% $-131	+10% $-85
Rate	-1.0pp $-106	-0.5pp $-141	base $-177	+0.5pp $-214	+1.0pp $-251

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: $35,500
• Closing costs: $4,260
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Sherwood Ave Unit 2 Kalamazoo, MI	2.0	1.0	900	$1,000	$1.11	70d	1	0.13mi
414 Trimble Ave Kalamazoo, MI	2.0	1.0	764	$1,300	$1.70	62d	1	0.24mi
1014 Hazard Ave Unit 3 Kalamazoo, MI	1.0	1.0	780	$950	$1.22	62d	1	0.28mi
1809 Humphrey St Unit 12 Kalamazoo, MI	1.0	1.0	634	$805	$1.27	62d	1	0.40mi
621 Washburn Ave Kalamazoo, MI	2.0	1.0	720	$1,300	$1.81	70d	1	0.50mi
1536 Henson Ave Unit 4 Kalamazoo, MI	2.0	1.0	575	$995	$1.73	70d	1	0.64mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	70d	1	0.84mi
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,182	$1.30	62d	13	0.89mi
708 Mills St Unit 7 Kalamazoo, MI	1.0	1.0	600	$875	$1.46	62d	1	0.92mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	70d	1	1.01mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	70d	1	1.09mi
266 E Michigan Ave Unit 402 Kalamazoo, MI	1.0	1.5	900	$1,895	$2.11	70d	1	1.12mi
1926 Sunnyside Dr Kalamazoo, MI	2.0	1.5	1020	$1,200	$1.18	70d	1	1.22mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	70d	1	1.32mi
1023 Washington Ave Unit 1 Kalamazoo, MI	1.0	1.0	850	$700	$0.82	70d	1	1.36mi
2024 Sunnyside Dr Kalamazoo, MI	1.0–2.0	1.0	740	$1,000	$1.35	62d	1	1.36mi
1332 Poplar Pl Apt 2 Kalamazoo, MI	2.0	1.0	545	$800	$1.47	70d	1	1.41mi
1315 Race St Kalamazoo, MI	2.0	1.0	826	$950	$1.15	62d	1	1.42mi
1338 Portage St Kalamazoo, MI	1.0	1.0	750	$950	$1.27	70d	1	1.46mi

Property features AI

Finance

• HOA & community: Monthly association fee of $118Association covers trash, snow removal, and lawn/yard care

Exterior

• Utilities: Public waterNatural gas water heater
• Home design: Residential condominiumOther architectural styleBuilt in 2023
• Construction: Brick and vinyl siding exteriorConcrete flat roofSlab foundationNew construction
• Exterior features: Corner lotSidewalkSite condo

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigerator
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heatingHas cooling
• Interior features: Insulated windowsTotal of 4 rooms
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-08-08
   days on market $142,000 Active 130 DOM
2. 2026-08-07
   days on market $142,000 Active 129 DOM
3. 2026-08-06
   days on market $142,000 Active 128 DOM
4. 2026-08-05
   days on market $142,000 Active 127 DOM
5. 2026-08-04
   days on market $142,000 Active 126 DOM
6. 2026-08-03
   days on market $142,000 Active 125 DOM
7. 2026-07-31
   days on market $142,000 Active 122 DOM
8. 2026-07-30
   days on market $142,000 Active 121 DOM
9. 2026-07-29
   days on market $142,000 Active 120 DOM
10. 2026-07-27
    days on market $142,000 Active 118 DOM
11. 2026-07-25
    days on market $142,000 Active 116 DOM
12. 2026-07-23
    days on market $142,000 Active 114 DOM
13. 2026-07-22
    days on market $142,000 Active 113 DOM
14. 2026-07-21
    days on market $142,000 Active 112 DOM
15. 2026-07-18
    days on market $142,000 Active 109 DOM
16. 2026-07-16
    days on market $142,000 Active 107 DOM
17. 2026-07-16
    days on market $142,000 Active 106 DOM
18. 2026-07-14
    days on market $142,000 Active 105 DOM
19. 2026-07-13
    days on market $142,000 Active 104 DOM
20. 2026-07-12
    days on market $142,000 Active 103 DOM
21. 2026-07-11
    days on market $142,000 Active 102 DOM
22. 2026-07-10
    days on market $142,000 Active 101 DOM
23. 2026-07-09
    days on market $142,000 Active 100 DOM
24. 2026-07-08
    days on market $142,000 Active 99 DOM
25. 2026-07-07
    days on market $142,000 Active 98 DOM
26. 2026-07-06
    days on market $142,000 Active 97 DOM
27. 2026-07-05
    days on market $142,000 Active 96 DOM
28. 2026-07-04
    days on market $142,000 Active 95 DOM
29. 2026-07-03
    days on market $142,000 Active 94 DOM
30. 2026-07-02
    days on market $142,000 Active 93 DOM
31. 2026-07-01
    days on market $142,000 Active 92 DOM
32. 2026-06-30
    days on market $142,000 Active 91 DOM
33. 2026-06-29
    days on market $142,000 Active 90 DOM
34. 2026-06-28
    days on market $142,000 Active 89 DOM
35. 2026-06-28
    days on market $142,000 Active 88 DOM
36. 2026-06-27
    days on market $142,000 Active 87 DOM
37. 2026-06-25
    days on market $142,000 Active 85 DOM
38. 2026-06-23
    days on market $142,000 Active 83 DOM
39. 2026-06-21
    days on market $142,000 Active 82 DOM
40. 2026-06-18
    days on market $142,000 Active 79 DOM
41. 2026-06-17
    days on market $142,000 Active 78 DOM
42. 2026-06-16
    days on market $142,000 Active 77 DOM
43. 2026-06-15
    days on market $142,000 Active 76 DOM
44. 2026-06-14
    days on market $142,000 Active 74 DOM
45. 2026-06-13
    days on market $142,000 Active 73 DOM
46. 2026-06-10
    days on market $142,000 Active 71 DOM
47. 2026-06-09
    days on market $142,000 Active 70 DOM
48. 2026-06-08
    days on market $142,000 Active 69 DOM
49. 2026-06-07
    days on market $142,000 Active 68 DOM
50. 2026-06-05
    days on market $142,000 Active 65 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,010
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − HOA: −$1,416
• − Depreciation: −$4,131
• Taxable loss: −$4,573
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $-1,027/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This brand new condo is move-in ready with modern amenities and a fresh design, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds modern appeal ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Spring Valley Center For Exploration Middle Linden Grove Middle School C MI #125/493 Nat'l #3,558/14,009 High Kalamazoo Central High School C- MI #109/713 Nat'l #4,461/17,239

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

B Composite livability gradescore 76/100

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 · 280,982 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Monthly association fee of $118Association covers trash, snow removal, and lawn/yard care

Exterior

• Utilities: Public waterNatural gas water heater
• Home design: Residential condominiumOther architectural styleBuilt in 2023
• Construction: Brick and vinyl siding exteriorConcrete flat roofSlab foundationNew construction
• Exterior features: Corner lotSidewalkSite condo

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigerator
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heatingHas cooling
• Interior features: Insulated windowsTotal of 4 rooms
• Laundry & utility: WasherDryer

Price history

+0.0% since first listed

15 events — show timeline

• 2026-03-31 Listed $142,000 SW Michigan MLS
• 2026-03-31 Listed $142,000 REALCOMP
• 2026-03-31 Listed $142,000 MiRealSource-MiMLS
• 2026-03-29 Listing Removed — MiRealSource-MiMLS
• 2026-03-28 Listing Removed — REALCOMP
• 2025-09-27 Listed $142,000 REALCOMP
• 2025-09-26 Listing Removed — MiRealSource-MiMLS
• 2025-09-26 Listed $142,000 MiRealSource-MiMLS
• 2025-09-25 Listing Removed — REALCOMP
• 2025-03-06 Listed $142,000 REALCOMP
• 2025-03-05 Listed $142,000 MiRealSource-MiMLS
• 2025-03-02 Listing Removed — REALCOMP
• 2025-03-02 Listing Removed — MiRealSource-MiMLS
• 2024-07-31 Listed $142,000 MiRealSource-MiMLS
• 2024-07-31 Listed $142,000 REALCOMP