617 Dwight Ave · Kalamazoo, MI 49048

$69,000

4 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 121 Days on market

Built 1910 5,663 sqft lot ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Traditional single-family residence; Living area about 1,364
• Construction: Built in 1910; Vinyl siding
• Exterior features: Public water; Lot approximately 0.13 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Total of 8 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 3.5% 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.
• Market conditions: Rents rising fast (+7.9%/yr); 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 $477 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 + 7.9% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.46% ✓
• Cap rate: 20.61%
• Cash-on-cash: 51.12%
• DSCR: 3.27
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $173,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Fairbanks Ave	0.06mi	3/1.0 (-1)	1,329 (-3%)	1mo	$180,000	$135	83
1017 Hotop Ave	0.27mi	4/2.0	1,330 (-2%)	9mo	$60,000	$45	76
1607 E Michigan Ave	0.35mi	3/1.5 (-1)	1,336 (-2%)	1mo	$170,000	$127	72
702 Charlotte Ave	0.09mi	3/2.5 (-1)	1,478 (+8%)	8mo	$180,000	$122	69
927 Albert Ave	0.40mi	3/1.5 (-1)	1,404 (+3%)	3mo	$182,000	$130	67
705 Fenimore Ave	0.44mi	4/1.5	1,490 (+9%)	8mo	$135,000	$91	56
557 Ira Ave	0.71mi	4/2.5	1,296 (-5%)	2mo	$192,500	$149	54
1002 Hazard Ave	0.36mi	3/1.0 (-1)	1,220 (-11%)	3mo	$135,900	$111	54
708 Harrison St	0.60mi	4/1.0	1,248 (-8%)	4mo	$112,000	$90	50
611 Fenimore Ave	0.43mi	3/1.5 (-1)	1,540 (+13%)	4mo	$223,000	$145	48
209 Wallace Ave	0.46mi	3/1.0 (-1)	1,184 (-13%)	2mo	$135,000	$114	46
1824 Humphrey St	0.50mi	3/1.0 (-1)	1,192 (-13%)	2mo	$160,000	$134	45

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: 54.6%
• Equity multiple: 3.59×
• Total profit: $50,034
• Equity at exit: $10,288

10-year hold

• IRR: 61.6%
• Equity multiple: 8.82×
• Total profit: $150,987
• Equity at exit: $5,966

Cash invested: $19,320 (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 49048

• Rents YoY: 7.9%
• Active inventory: 155
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $823

Break-even live

Break-even rent $656

Max offer price $69,000

Occupancy floor 47%

Sensitivity live

Price	-10% $862	-5% $843	+0% $823	+5% $803	+10% $784
Rent	-10% $689	-5% $756	+0% $823	+5% $890	+10% $957
Rate	-1.0pp $858	-0.5pp $841	base $823	+0.5pp $805	+1.0pp $787

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1928 Colgrove Ave Kalamazoo, MI	1.0–3.0	1.0–2.0	912	$1,390	$1.52	14d	13	1.01mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	22d	1	1.34mi

Listing history 26 events

1. 2026-06-13
   status $69,000 Pending 121 DOM
2. 2026-06-10
   days on market $69,000 Active 121 DOM
3. 2026-06-09
   days on market $69,000 Active 120 DOM
4. 2026-06-08
   days on market $69,000 Active 119 DOM
5. 2026-06-07
   days on market $69,000 Active 118 DOM
6. 2026-06-05
   days on market $69,000 Active 115 DOM
7. 2026-06-03
   days on market $69,000 Active 114 DOM
8. 2026-06-02
   days on market $69,000 Active 113 DOM
9. 2026-06-01
   days on market $69,000 Active 112 DOM
10. 2026-05-31
    days on market $69,000 Active 111 DOM
11. 2026-05-30
    days on market $69,000 Active 110 DOM
12. 2026-05-21
    status Active
13. 2026-05-21
    status Active
14. 2026-05-21
    status Active
15. 2026-05-10
    status Pending
16. 2026-05-10
    status Pending
17. 2026-05-10
    status Pending
18. 2026-05-07
    price $74,000
19. 2026-05-07
    price $74,000
20. 2026-05-07
    price $74,000
21. 2026-03-12
    price $89,000
22. 2026-03-11
    price $89,000
23. 2026-03-11
    price $89,000
24. 2026-01-28
    listed $94,000 Active
25. 2026-01-28
    listed $94,000 Active
26. 2026-01-28
    listed $94,000 Active

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $20,377
• − Mortgage interest: −$3,865
• − Property taxes: −$1,535
• − Insurance: −$345
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,007
• Taxable income: $9,364
• Est. tax owed @ 24.0%: −$2,247
• After-tax cash flow: $7,628/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): 22,791
• Household income: $60,454
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 835.0

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 (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%

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

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

-21.3% since first listed

15 events — show timeline

• 2026-05-21 Relisted — REALCOMP
• 2026-05-21 Relisted — MiRealSource-MiMLS
• 2026-05-21 Relisted — SW Michigan MLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — SW Michigan MLS
• 2026-05-07 Price Changed $74,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $74,000 REALCOMP
• 2026-05-07 Price Changed $74,000 SW Michigan MLS
• 2026-03-12 Price Changed $89,000 MiRealSource-MiMLS
• 2026-03-11 Price Changed $89,000 REALCOMP
• 2026-03-11 Price Changed $89,000 SW Michigan MLS
• 2026-01-28 Listed $94,000 SW Michigan MLS
• 2026-01-28 Listed $94,000 MiRealSource-MiMLS
• 2026-01-28 Listed $94,000 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $1,535 · +3.0% YoY. Source: county tax records.