8131-8133 Ravine Rd · Westwood, MI 49009-9004

$285,000

None bd · None ba · — sqft · MultiFamily · 1 Days on market

Built 1988 1.42 ac lot

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Why this score? — see what drove the C+ 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Very well maintained Duplex in a great country setting with easy access to 131. Each side offers over 1100 sqft, and a very open concept Kitchen, Dining, Living area. Large bedrooms with great closet space. Plaster walls throughout, updated fixtures, ceramic tile and newer appliances. Vinyl siding done in 2013, new replacement windows in 2011, new well in 2013. Large basement, two car garage for each unit and a large deck. Sitting on an acre and a half. Rental units have a good occupancy history. Don't pass up this great investment opportunity.

Key facts

• 1.42 acre lot
• Full basement
• Composition roof

Tags

• 1.42 ACRE LOT
• TWO SEPARATE LIVING UNITS
• FULL BASEMENT
• VINYL SIDING
• COMPOSITION ROOF
• ATTACHED GARAGE SPACES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Cap rate 8.6% vs local median 3.3% in Westwood — 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 80/100 on livability (#75 in MI, #1,649 nationally) — a professional / high-income tenant draw. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Otsego Public Schools (town): math 39% / reading 57% proficiency, ranked #118 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $80k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $174k; list at $285k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $285,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8131-8133 Ravine Rd	0.00mi	—/—	—	0mo	$285,000	—	87
8131-8133 Ravine Rd	0.03mi	4/2.0	—	0mo	$285,000	—	86

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: 15.1%
• Equity multiple: 1.86×
• Total profit: $68,840
• Equity at exit: $128,148

10-year hold

• IRR: 16.8%
• Equity multiple: 3.47×
• Total profit: $196,880
• Equity at exit: $197,492

Cash invested: $79,800 (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 49009-9004

• Active inventory: 1
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,178 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $541

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 78%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,178
Total (2 units)			$3,178

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8300 Ravine Rd Kalamazoo, MI	3.0	2.0	1248	$1,589	$1.27	14d	1	0.22mi

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $285,000 Active
3. 2017-07-19
   soldstatus $173,500 550-char remark

   Show marketing remark (550 chars)

   Very well maintained Duplex in a great country setting with easy access to 131. Each side offers over 1100 sqft, and a very open concept Kitchen, Dining, Living area. Large bedrooms with great closet space. Plaster walls throughout, updated fixtures, ceramic tile and newer appliances. Vinyl siding done in 2013, new replacement windows in 2011, new well in 2013. Large basement, two car garage for each unit and a large deck. Sitting on an acre and a half. Rental units have a good occupancy history. Don't pass up this great investment opportunity.

4. 2017-05-30
   listed $175,900 550-char remark

   Show marketing remark (550 chars)

   Very well maintained Duplex in a great country setting with easy access to 131. Each side offers over 1100 sqft, and a very open concept Kitchen, Dining, Living area. Large bedrooms with great closet space. Plaster walls throughout, updated fixtures, ceramic tile and newer appliances. Vinyl siding done in 2013, new replacement windows in 2011, new well in 2013. Large basement, two car garage for each unit and a large deck. Sitting on an acre and a half. Rental units have a good occupancy history. Don't pass up this great investment opportunity.

5. 2014-09-15
   historical
6. 2003-07-17
   listed $174,900

ⓘ 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 ≥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: $38,136
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − Depreciation: −$8,291
• Taxable income: $2,079
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $5,994/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: Otsego Public Schools
• NCES district ID: 2627060
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $52,776
• Composite: 41.32/100
• National rank: #3507
• State rank: #118 of 540 in MI

Livability — Westwood

• Score: 80/100
• State rank: #75
• US rank: #1649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+63.0% since first listed

6 events — show timeline

• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-22 Listed $285,000 MiRealSource-MiMLS
• 2017-07-19 Sold (MLS) $173,500 REALCOMP
• 2017-05-30 Listed $175,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2003-07-17 Listed $174,900 SW Michigan MLS