3401 Winter Wheat Rd · Westwood, MI 49004

$129,900

2 bd · 2.0 ba · 1,500 sqft · Other · 33 Days on market

Built 1993 ↓ 4% since listing

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 2-bedroom, 2-bath manufactured home located in the desirable 55+ community of Country Acres! This home offers comfort, convenience, and thoughtful updates throughout. Enjoy peace of mind with newer double-paned windows, a newer furnace and central A/C, and a whole-house generator that is professionally serviced every year. The inviting newer 3-season porch provides the perfect place to relax, while the beautifully landscaped yard and fenced patio area are ideal for enjoying the outdoors with a small dog. Accessibility features include a newer handicap-accessible ramp, a walk-in shower, and a spacious double-car garage with off-street parking. All

Key facts

• Newer furnace
• Central a/c
• Fenced patio area

Tags

• NEWER DOUBLE-PANED WINDOWS
• NEWER FURNACE
• CENTRAL A/C
• WHOLE-HOUSE GENERATOR
• WALK-IN SHOWER
• FENCED PATIO AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Parchment School District (suburban): math 22% / reading 36% proficiency, ranked #372 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $898 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 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,352
• Equity at exit: $19,369

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $17,772
• Equity at exit: $11,231

Cash invested: $36,372 (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 49004

• Active inventory: 99
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $262

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 77%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,169	$1.28	13d	1	0.91mi
1925 Nichols Rd Kalamazoo, MI	2.0	1.0	1249	$1,199	$0.96	21d	1	1.01mi
3510 N Drake Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	1100	$7,755	$7.05	13d	4	1.30mi

Listing history 16 events

1. 2026-06-15
   days on market $129,900 Active 33 DOM
2. 2026-06-14
   days on market $129,900 Active 31 DOM
3. 2026-06-13
   days on market $129,900 Active 30 DOM
4. 2026-06-10
   days on market $129,900 Active 28 DOM
5. 2026-06-09
   days on market $129,900 Active 27 DOM
6. 2026-06-08
   days on market $129,900 Active 26 DOM
7. 2026-06-07
   days on market $129,900 Active 25 DOM
8. 2026-06-03
   days on market $129,900 Active 21 DOM
9. 2026-06-02
   days on market $129,900 Active 20 DOM
10. 2026-06-01
    days on market $129,900 Active 19 DOM
11. 2026-06-01
    price $129,900 Active 18 DOM
12. 2026-05-31
    days on market $134,900 Active 18 DOM
13. 2026-05-30
    days on market $134,900 Active 17 DOM
14. 2026-05-13
    listed $134,900 Active 999-char remark
15. 2026-05-13
    listed $134,900 Active 1002-char remark
16. 2026-05-13
    listed $134,900 Active

ⓘ 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: $17,613
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,779
• Taxable income: $1,142
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,868/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: Parchment School District
• NCES district ID: 2627420
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $49,525
• Composite: 25.27/100
• National rank: #7494
• State rank: #372 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

• County: Kalamazoo County · 224,317 people
• City population: 25,888
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 17,815
• Household income: $73,453
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 330.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Black 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 10% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -247.79%
• Current HPI: 202.6197
• 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

-3.7% since first listed

7 events — show timeline

• 2026-06-15 Listing Removed — MiRealSource-MiMLS
• 2026-06-15 Listing Removed — REALCOMP
• 2026-05-31 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-31 Price Changed $129,900 REALCOMP
• 2026-05-31 Price Changed $129,900 SW Michigan MLS
• 2026-05-13 Listed $134,900 REALCOMP
• 2026-05-13 Listed $134,900 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $136 · +0.9% YoY. Source: county tax records.