6606 Westchester St · Portage, MI 49024

$200,000

3 bd · 1.0 ba · 1,971 sqft · SingleFamily · 3 Days on market

Built 1958 0.34 ac lot Est $302k · 34% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6606 Westchester St in the heart of Portage! This well-maintained ranch offers a great opportunity for buyers looking to build equity and personalize a home to their own style. Featuring 3 bedrooms, 1 full bathroom, a spacious living room with large picture windows, and a generously sized kitchen with abundant cabinet space, this home has been lovingly cared for and is full of potential. The partially finished basement includes additional living space with a retro-style bar and rec room. Outside, you'll find mature trees, a large yard, and an attached garage, all conveniently located near shopping, restaurants, parks, and everyday conveniences. Home is being sold as-is.

Key facts

• Large yard
• Retro-style bar
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED KITCHEN
• PARTIALLY FINISHED BASEMENT
• RETRO-STYLE BAR
• LARGE YARD
• MATURE TREES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Ranch-style single-family residence; One-story (ranch)
• Construction: Built in 1958
• Exterior features: Vinyl siding; Lot is about 0.34 acres; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.8% vs local median 3.5% in Portage — 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 79/100 on livability (#90 in MI, #2,044 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D-, commute F.
• Portage Public Schools (urban): math 48% / reading 63% proficiency, ranked #67 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.4%/yr); 185 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 + 6.4% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1958 — 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. 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. Crime grade is D 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?
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 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: 1.02% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $301,563
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6348 Westchester St	0.22mi	3/1.0	1,826 (-7%)	2mo	$279,900	$153	76
1803 Greenview Ave	0.42mi	3/1.5	1,850 (-6%)	1mo	$286,000	$155	68
6909 Oakland Dr	0.33mi	3/1.0	1,792 (-9%)	2mo	$235,000	$131	68
6733 Amberly St	0.45mi	4/2.5 (+1)	1,910 (-3%)	1mo	$269,000	$141	62
2914 Romence Rd	0.57mi	3/2.5	2,005 (+2%)	4mo	$276,000	$138	61
6826 Welbury St	0.46mi	4/2.0 (+1)	1,874 (-5%)	1mo	$263,000	$140	60
6848 Cromwell St	0.62mi	4/2.0 (+1)	1,960 (-1%)	2mo	$320,000	$163	60
6620 Evergreen St	0.21mi	4/2.5 (+1)	1,708 (-13%)	1mo	$320,000	$187	56
6428 Applewood St	0.43mi	4/2.5 (+1)	2,148 (+9%)	0mo	$360,000	$168	54
6337 Avon St	0.68mi	4/2.5 (+1)	1,918 (-3%)	0mo	$307,500	$160	53
6817 Rothbury St	0.59mi	3/2.0	2,172 (+10%)	0mo	$295,000	$136	51
7141 Carlsbrook Ln	0.65mi	3/2.5	2,144 (+9%)	3mo	$310,000	$145	46

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,730
• Equity at exit: $29,821

10-year hold

• IRR: 8.7%
• Equity multiple: 1.77×
• Total profit: $43,004
• Equity at exit: $17,292

Cash invested: $56,000 (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 49024

• Rents YoY: 6.4%
• Active inventory: 185
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$239 /mo · $2,866/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $244

Break-even live

Break-even rent $1,735

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $357	-5% $300	+0% $244	+5% $187	+10% $130
Rent	-10% $82	-5% $163	+0% $244	+5% $324	+10% $405
Rate	-1.0pp $344	-0.5pp $294	base $244	+0.5pp $192	+1.0pp $139

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Warwick St Portage, MI	3.0	2.0	1724	$1,850	$1.07	21d	1	0.68mi
7741 Walcott St Portage, MI	4.0	1.5	1800	$2,200	$1.22	44d	1	1.16mi
6219 Silver Fir St Portage, MI	2.0–3.0	1.5–2.5	1387	$2,400	$1.73	14d	7	1.42mi
4211 Beechmount Ave Portage, MI	3.0	1.0	1413	$1,695	$1.20	44d	1	1.48mi

Listing history 6 events

1. 2026-06-01
   status $200,000 Pending 3 DOM
2. 2026-05-31
   days on market $200,000 Active 3 DOM
3. 2026-05-30
   days on market $200,000 Active 2 DOM
4. 2026-05-28
   listed $200,000 Active

   Show marketing remark (689 chars)

   Welcome to 6606 Westchester St in the heart of Portage! This well-maintained ranch offers a great opportunity for buyers looking to build equity and personalize a home to their own style. Featuring 3 bedrooms, 1 full bathroom, a spacious living room with large picture windows, and a generously sized kitchen with abundant cabinet space, this home has been lovingly cared for and is full of potential. The partially finished basement includes additional living space with a retro-style bar and rec room. Outside, you'll find mature trees, a large yard, and an attached garage, all conveniently located near shopping, restaurants, parks, and everyday conveniences. Home is being sold as-is.

5. 2026-05-28
   listed $200,000 Active 689-char remark

   Show marketing remark (689 chars)

   Welcome to 6606 Westchester St in the heart of Portage! This well-maintained ranch offers a great opportunity for buyers looking to build equity and personalize a home to their own style. Featuring 3 bedrooms, 1 full bathroom, a spacious living room with large picture windows, and a generously sized kitchen with abundant cabinet space, this home has been lovingly cared for and is full of potential. The partially finished basement includes additional living space with a retro-style bar and rec room. Outside, you'll find mature trees, a large yard, and an attached garage, all conveniently located near shopping, restaurants, parks, and everyday conveniences. Home is being sold as-is.

6. 2026-05-28
   listed $200,000 Active 689-char remark

   Show marketing remark (689 chars)

   Welcome to 6606 Westchester St in the heart of Portage! This well-maintained ranch offers a great opportunity for buyers looking to build equity and personalize a home to their own style. Featuring 3 bedrooms, 1 full bathroom, a spacious living room with large picture windows, and a generously sized kitchen with abundant cabinet space, this home has been lovingly cared for and is full of potential. The partially finished basement includes additional living space with a retro-style bar and rec room. Outside, you'll find mature trees, a large yard, and an attached garage, all conveniently located near shopping, restaurants, parks, and everyday conveniences. Home is being sold as-is.

ⓘ 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: $2,866 · $239/mo
• Projected year-2 tax: $2,973 · $248/mo
• Expected delta: +$107/yr (+$9/mo · 3.7%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,525
• − Mortgage interest: −$11,203
• − Property taxes: −$2,866
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$5,818
• Taxable loss: −$286
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $2,992/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: Portage Public Schools
• NCES district ID: 2628950
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $61,322
• Composite: 48.37/100
• National rank: #2142
• State rank: #67 of 540 in MI

Livability — Portage

• Score: 79/100
• State rank: #90
• US rank: #2044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portage, MI
• County: Kalamazoo County · 224,317 people
• City population: 50,560
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 30,823
• Household income: $91,105
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 698.0

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 (78%)
• Race & ethnicity: White 78% Black 7% Two or more races 7% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 9% Romanian 5% Italian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -239.74%
• Current HPI: 215.2275
• Rent YoY: ▲ 6.36%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $200,000 REALCOMP
• 2026-05-28 Listed $200,000 MiRealSource-MiMLS
• 2026-05-28 Listed $200,000 SW Michigan MLS

Property tax history

+54.0%/yr

Latest (2025): $2,866 · +3.0% YoY. Source: county tax records.