3908 Grand Prairie Rd · Westwood, MI 49006

$159,900

3 bd · 1.0 ba · 1,391 sqft · SingleFamily public records · 5 Days on market

Built 1875 0.42 ac lot Est $238k · 33% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this Kalamazoo fixer-upper located in a desirable neighborhood on a corner lot shaded by mature trees. Packed with potential, this home features a kitchen, dining room, large living room with fireplace, enclosed porch, primary bedroom, and full bath on the main floor. Upstairs offers two bedrooms plus an additional walk-through room that could serve as a third bedroom, office, or flex space. Due to the short ceiling heights, the upper level is not included in the home's reported square footage. Major mechanical updates in place including a newer furnace, newer water heater, newer water softener, and updated electrical breaker panel. Bring your vision, tools, and creativity--this is your chance to build equity and make this home your own.

Key facts

• Large living room
• Enclosed porch
• Primary bedroom

Tags

• CORNER LOT
• MATURE TREES
• LARGE LIVING ROOM
• FIREPLACE
• ENCLOSED PORCH
• PRIMARY BEDROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Traditional single-family residence; Built in 1875
• Construction: Aluminum siding; Composition roof; Built in 1875; Crawl space/Michigan basement
• Exterior features: Corner lot; Paved road access

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Wood-burning fireplace; 7 total rooms; Crawl space and Michigan-style basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-42 ($-502/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.5% below list).
• Recommended offer: $148k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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: Kingwestwood Elementary School (math 75% / reading 75%, grade A, #34 of 1,397 statewide, top 3%, 591 students, 47% 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 rising (+3.4%/yr); 106 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 41% of the median local income ($44k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 29y 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 $68k; list at $160k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,903 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $237,861
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3908 Grand Prairie Rd	0.00mi	3/1.0	1,391 (0%)	0mo	$135,000	$97	100
1924 Seminole St	0.11mi	3/2.0	1,516 (+9%)	10mo	$230,500	$152	68
3415 Huron Ave	0.55mi	3/1.0	1,345 (-3%)	4mo	$200,000	$149	65
2413 Tamrack St	0.29mi	3/1.5	1,234 (-11%)	4mo	$260,000	$211	63
3717 Pontiac Ave	0.16mi	3/2.0	1,560 (+12%)	10mo	$250,000	$160	59
3326 Cranbrook Ave	0.69mi	3/1.0	1,302 (-6%)	1mo	$290,000	$223	56
1328 Seminole St	0.48mi	3/1.5	1,540 (+11%)	10mo	$240,000	$156	50
2424 Nichols Rd	0.56mi	3/1.5	1,200 (-14%)	1mo	$205,000	$171	48
3421 Huron Ave	0.54mi	3/1.0	1,224 (-12%)	8mo	$185,000	$151	48
1010 Northampton Rd	0.69mi	3/2.5	1,554 (+12%)	0mo	$295,000	$190	42
1335 Calhoun St	0.69mi	4/2.0 (+1)	1,560 (+12%)	2mo	$270,000	$173	37
3317 Cranbrook Ave	0.73mi	4/2.0 (+1)	1,560 (+12%)	7mo	$275,000	$176	31

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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-27,904
• Equity at exit: $23,842

10-year hold

• IRR: -8.8%
• Equity multiple: 0.44×
• Total profit: $-24,965
• Equity at exit: $13,825

Cash invested: $44,772 (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 49006

• Rents YoY: 3.4%
• Active inventory: 106
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$839
• Tax from tax record: −$305 /mo · $3,661/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-42

Break-even live

Break-even rent $1,532

Max offer price $152,513

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $3	+0% $-42	+5% $-87	+10% $-132
Rent	-10% $-159	-5% $-100	+0% $-42	+5% $17	+10% $75
Rate	-1.0pp $39	-0.5pp $-1	base $-42	+0.5pp $-83	+1.0pp $-125

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 Nichols Rd Kalamazoo, MI	2.0	1.0	1249	$1,199	$0.96	23d	1	0.45mi
5200 Croyden Ave Kalamazoo, MI	1.0–4.0	1.0–4.0	1066	$836	$0.78	15d	1	0.93mi
3420 W Main St Kalamazoo, MI	2.0	1.5–2.0	852	$1,085	$1.27	15d	4	1.05mi
3510 N Drake Rd Kalamazoo, MI	1.0–3.0	1.0–1.5	1100	$14,500	$13.18	15d	4	1.12mi
318 N Sage St Kalamazoo, MI	1.0–2.0	1.0	824	$1,275	$1.55	15d	3	1.13mi
207 N Kendall Ave Kalamazoo, MI	4.0	2.0	1655	$1,560	$0.94	15d	5	1.33mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	15d	1	1.38mi
124 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	23d	5	1.46mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	23d	2	1.47mi

Listing history 6 events

1. 2026-06-10
   status $159,900 Pending 5 DOM
2. 2026-06-09
   days on market $159,900 Active 5 DOM
3. 2026-06-08
   days on market $159,900 Active 4 DOM
4. 2026-06-07
   days on market $159,900 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $159,900 Active 1 DOM

ⓘ 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: $3,661 · $305/mo
• Projected year-2 tax: $3,661 · $305/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: $17,748
• − Mortgage interest: −$8,957
• − Property taxes: −$3,661
• − Insurance: −$800
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$4,652
• Taxable loss: −$3,161
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $257/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 — 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

• Census place: Westwood, MI
• County: Kalamazoo County · 224,317 people
• City population: 25,888
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 26,507
• Household income: $43,639
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2581.0

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 0.55)
• Race & ethnicity: White 65% Black 14% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -235.52%
• Current HPI: 243.4367
• Rent YoY: ▲ 3.39%
• 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

+113.4% since first listed

23 events — show timeline

• 2026-06-04 Listed $159,900 SW Michigan MLS
• 2026-06-04 Listed $159,900 REALCOMP
• 2026-06-04 Listed $159,900 MiRealSource-MiMLS
• 2018-02-08 Sold (Public Records) $67,500 Public Records
• 2018-02-02 Sold (MLS) $67,500 SW Michigan MLS
• 2018-02-02 Sold (MLS) $67,500 REALCOMP
• 2018-01-25 Pending — SW Michigan MLS
• 2018-01-16 Price Changed $75,000 SW Michigan MLS
• 2017-11-16 Price Changed $85,000 SW Michigan MLS
• 2017-09-21 Listed $95,000 SW Michigan MLS
• 2017-09-19 Listed $75,000 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2000-05-31 Sold (MLS) $82,000 REALCOMP
• 2000-05-31 Sold (MLS) $82,000 SW Michigan MLS
• 2000-01-08 Listed $84,900 REALCOMP
• 2000-01-08 Listed $84,900 SW Michigan MLS
• 1999-12-24 Listing Removed — REALCOMP
• 1999-06-24 Listed $89,999 REALCOMP
• 1999-06-24 Listed $89,999 SW Michigan MLS
• 1997-06-27 Sold (MLS) $76,800 REALCOMP
• 1997-06-27 Sold (MLS) $76,800 SW Michigan MLS
• 1997-04-14 Listed $74,914 REALCOMP
• 1997-04-14 Listed $74,914 SW Michigan MLS

Property tax history

+4.4%/yr

Latest (2025): $3,661 · +3.9% YoY. Source: county tax records.