1536 N Westnedge Ave · Kalamazoo, MI 49007

$50,000

3 bd · 1.5 ba · 900 sqft · SingleFamily public records · 19 Days on market

Built 1895 8,712 sqft lot Est $98k · 49% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor home, roof has been mostly replaced and is in great shape. The exterior has been wrapped and is ready for siding. Inside the home is down to studs and is a blank slate for renovation. Home has two new porches. Property is currently condemned by the City of Kalamazoo. Only cash offers will be considered. Renovated homes in the immediate area consistently selling at much higher prices. Call today! Buyer to verify all information prior to sale.

Key facts

• Two new porches
• 8,712 sq ft lot
• Built 1895

Tags

• ROOF HAS BEEN MOSTLY REPLACED
• EXTERIOR HAS BEEN WRAPPED
• BLANK SLATE FOR RENOVATION
• TWO NEW PORCHES

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional style single-family residence; Built in 1895; 900 total building area
• Construction: Other construction materials; Composition/shingle roof
• Exterior features: 0.2-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Partial basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.7% 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.
• Zoned schools: Milwood Elementary School (376 students, 82% FRL); Hillside Middle School (math 75% / reading 75%, grade A, #8 of 493 statewide, top 3%, 512 students, 72% 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 soft (-0.8%/yr); 77 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 45% of the median local income ($39k/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 $346 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 14 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 $10k; list at $50k implies a 388% 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.92% ✓
• Cap rate: 25.69%
• Cash-on-cash: 69.28%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $98,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Bessie St	0.23mi	3/1.0	900 (0%)	10mo	$70,000	$78	79
1530 N Park St	0.12mi	3/1.0	1,018 (+13%)	0mo	$110,500	$109	71
1520 N Park St	0.13mi	3/1.0	1,000 (+11%)	12mo	$105,000	$105	63
925 N Church St	0.46mi	3/1.0	958 (+6%)	3mo	$53,000	$55	63
610 Bosker Ave	0.16mi	2/1.0 (-1)	1,000 (+11%)	6mo	$37,000	$37	62
636 Mabel St	0.46mi	3/1.5	958 (+6%)	9mo	$118,900	$124	60
916 Hawley St	0.63mi	2/1.0 (-1)	900 (0%)	6mo	$112,000	$124	58
1628 N Edwards St	0.47mi	2/1.0 (-1)	919 (+2%)	13mo	$89,500	$97	57
1127 Woodward Ave	0.47mi	2/1.0 (-1)	886 (-2%)	16mo	$132,500	$150	55
1119 Woodward Ave	0.48mi	2/1.0 (-1)	918 (+2%)	19mo	$132,400	$144	52
1623 Krom St	0.38mi	2/1.0 (-1)	784 (-13%)	8mo	$97,500	$124	48
112 E Bush St	0.48mi	2/1.0 (-1)	1,018 (+13%)	18mo	$68,000	$67	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 65.3%
• Equity multiple: 3.79×
• Total profit: $39,118
• Equity at exit: $7,455

10-year hold

• IRR: 68.7%
• Equity multiple: 6.99×
• Total profit: $83,898
• Equity at exit: $4,323

Cash invested: $14,000 (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 49007

• Rents YoY: -0.8%
• Active inventory: 77
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $808

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $843	-5% $826	+0% $808	+5% $791	+10% $774
Rent	-10% $693	-5% $751	+0% $808	+5% $866	+10% $924
Rate	-1.0pp $833	-0.5pp $821	base $808	+0.5pp $795	+1.0pp $782

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	23d	1	0.74mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	23d	1	0.98mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	23d	1	1.07mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	23d	1	1.14mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	23d	1	1.19mi
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,379	$1.51	15d	1	1.31mi
3622 Douglas Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,112	$1.39	15d	1	1.48mi

Listing history 42 events

1. 2026-06-21
   days on market $50,000 Active 19 DOM
2. 2026-06-18
   days on market $50,000 Active 16 DOM
3. 2026-06-17
   days on market $50,000 Active 15 DOM
4. 2026-06-16
   days on market $50,000 Active 14 DOM
5. 2026-06-15
   days on market $50,000 Active 13 DOM
6. 2026-06-14
   days on market $50,000 Active 11 DOM
7. 2026-06-13
   days on market $50,000 Active 10 DOM
8. 2026-06-10
   days on market $50,000 Active 8 DOM
9. 2026-06-09
   days on market $50,000 Active 7 DOM
10. 2026-06-08
    days on market $50,000 Active 6 DOM
11. 2026-06-07
    days on market $50,000 Active 5 DOM
12. 2026-06-05
    days on market $50,000 Active 2 DOM
13. 2026-06-03
    days on marketlisting id $50,000 Active 1 DOM
14. 2025-11-28
    listed $50,000 Active 455-char remark

    Show marketing remark (454 chars)

    Investor home, roof has been mostly replaced and is in great shape. The exterior has been wrapped and is ready for siding. Inside the home is down to studs and is a blank slate for renovation. Home has two new porches. Property is currently condemned by the City of Kalamazoo. Only cash offers will be considered. Renovated homes in the immediate area consistently selling at much higher prices. Call today! Buyer to verify all information prior to sale.

15. 2025-11-28
    listed $50,000 Active 454-char remark

    Show marketing remark (454 chars)

    Investor home, roof has been mostly replaced and is in great shape. The exterior has been wrapped and is ready for siding. Inside the home is down to studs and is a blank slate for renovation. Home has two new porches. Property is currently condemned by the City of Kalamazoo. Only cash offers will be considered. Renovated homes in the immediate area consistently selling at much higher prices. Call today! Buyer to verify all information prior to sale.

16. 2025-11-28
    listed $50,000 Active

    Show marketing remark (454 chars)

    Investor home, roof has been mostly replaced and is in great shape. The exterior has been wrapped and is ready for siding. Inside the home is down to studs and is a blank slate for renovation. Home has two new porches. Property is currently condemned by the City of Kalamazoo. Only cash offers will be considered. Renovated homes in the immediate area consistently selling at much higher prices. Call today! Buyer to verify all information prior to sale.

17. 2024-12-17
    status Pending
18. 2024-08-25
    status Pending
19. 2024-08-23
    status Pending
20. 2024-08-23
    status Pending
21. 2024-08-23
    soldstatus $10,250 Closed
22. 2024-08-23
    soldstatus $10,250 Closed
23. 2024-08-23
    soldstatus $10,250 Sold
24. 2024-07-14
    listed $14,311 Active
25. 2024-07-14
    listed $14,311 Active
26. 2024-07-14
    listed $14,311 Active
27. 2022-05-25
    historical
28. 2014-09-25
    historical
29. 2014-09-18
    historical
30. 2014-09-15
    historical
31. 2012-03-29
    historical
32. 2011-08-21
    listed $20,000
33. 2011-08-21
    listed $20,000
34. 2008-08-06
    historical
35. 2008-03-11
    listed $49,900
36. 2008-03-11
    listed $49,900
37. 2007-11-30
    historical
38. 2007-05-07
    listed $49,900
39. 2007-05-07
    listed $49,900
40. 2005-08-31
    historical
41. 2005-02-17
    listed $40,700
42. 2005-02-17
    listed $40,700

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

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 ≥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: $17,526
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$1,455
• Taxable income: $9,467
• Est. tax owed @ 24.0%: −$2,272
• After-tax cash flow: $7,427/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): 9,836
• Household income: $39,344
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 816.0

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 0.61)
• Race & ethnicity: White 44% Black 44% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Arabic 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: ▼ -68.80%
• Current HPI: 112.4973
• Rent YoY: ▼ -0.85%
• 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

+22.9% since first listed

29 events — show timeline

• 2025-11-28 Listed $50,000 REALCOMP
• 2025-11-28 Listed $50,000 SW Michigan MLS
• 2025-11-28 Listed $50,000 MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2024-08-25 Pending — REALCOMP
• 2024-08-23 Pending — MiRealSource-MiMLS
• 2024-08-23 Pending — SW Michigan MLS
• 2024-08-23 Sold (MLS) $10,250 SW Michigan MLS
• 2024-08-23 Sold (MLS) $10,250 MiRealSource-MiMLS
• 2024-08-23 Sold (MLS) $10,250 REALCOMP
• 2024-07-14 Listed $14,311 SW Michigan MLS
• 2024-07-14 Listed $14,311 MiRealSource-MiMLS
• 2024-07-14 Listed $14,311 REALCOMP
• 2022-05-25 Listing Removed — REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2012-03-29 Listing Removed — REALCOMP
• 2011-08-21 Listed $20,000 REALCOMP
• 2011-08-21 Listed $20,000 SW Michigan MLS
• 2008-08-06 Listing Removed — SW Michigan MLS
• 2008-03-11 Listed $49,900 SW Michigan MLS
• 2008-03-11 Listed $49,900 REALCOMP
• 2007-11-30 Listing Removed — REALCOMP
• 2007-05-07 Listed $49,900 REALCOMP
• 2007-05-07 Listed $49,900 SW Michigan MLS
• 2005-08-31 Listing Removed — REALCOMP
• 2005-02-17 Listed $40,700 REALCOMP
• 2005-02-17 Listed $40,700 SW Michigan MLS

Property tax history

+16.8%/yr

Latest (2025): $2,639 · +52.0% YoY. Source: county tax records.