1726-1728 Commonwealth Ave · Kalamazoo, MI 49006

$179,900

4 bd · 2.0 ba · — sqft · MultiFamily · 17 Days on market

Built 1925 8,712 sqft lot

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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
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Westwood fully leased duplex! Lower unit is a 3 bedroom, 1 bath, upper unit is a 2 bedroom, 1 bath. Excellent investment property or perfect for owner occupied. Single family 4 bedroom 1188 sf home next door at 1732 Commonwealth is also available for 189,900

Key facts

• 8,712 sq ft lot
• 4 parking spots
• Built 1925

Property features AI

Finance

• Other: Property is in Kalamazoo (mail city Kalamazoo); Directions: N. Arlington to Commonwealth
• Financial info: Two rental units with reported rents: Unit 1 rents for $1,275 and Unit 2 rents for $825
• HOA & community: Landlord/association pays trash removal; Landlord/association pays water and sewer

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Natural gas service; Forced air heating; Trash removal paid by landlord/association; Water and sewer paid by landlord/association
• Home design: Multi-family property; Built in 1925; Located on an Avenue; Facing information not provided
• Construction: Aluminum exterior; Basement foundation; 1925 construction
• Exterior features: Aluminum exterior construction; Basement foundation; Residential zoning; Approximately 0.2 acre lot

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: Details not provided
• Heating & cooling: Natural gas heating; Forced air heating system
• Interior features: Two-unit multi-family layout
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×2bd/1ba units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive. Per door: $445/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.1% 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 (+3.4%/yr); 105 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $2,700/mo this rent would consume 74% of the median local household income ($44k/yr) (locally 2581% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $180k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.50% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Jefferson Ave	0.14mi	4/2.0	1,512	6mo	$178,500	$118	76
1605 W North St	0.13mi	4/4.0	1,200	7mo	$199,000	$166	68
423 Prairie Ave Ave	0.10mi	3/— (-1)	—	16mo	$150,000	—	65
227 Douglas Ave	0.57mi	4/5.0	3,298	4mo	$242,000	$73	46
443 Stuart Ave Unit 1 and 2	0.62mi	4/—	2,571	16mo	$285,000	$111	46
1201 Douglas Ave	0.60mi	4/—	—	18mo	$140,000	—	44
805 Douglas Ave	0.53mi	4/4.0	—	20mo	$120,000	—	38
504 Stuart Ave	0.65mi	4/5.0	—	12mo	$362,000	—	35
722 Staples Ave	0.70mi	4/4.0	3,392	14mo	$136,000	$40	35
222 Douglas Ave	0.61mi	4/6.0	3,145	11mo	$250,000	$79	34
936 W Kalamazoo Ave	0.65mi	3/7.0 (-1)	—	8mo	$312,000	—	31
412 Woodward Ave	0.74mi	5/2.0 (+1)	2,718	21mo	$150,000	$55	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: 14.1%
• Equity multiple: 1.57×
• Total profit: $28,622
• Equity at exit: $26,824

10-year hold

• IRR: 23.2%
• Equity multiple: 3.03×
• Total profit: $102,458
• Equity at exit: $15,554

Cash invested: $50,372 (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 49006

• Rents YoY: 3.4%
• Active inventory: 105
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $890

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,518
1× unit	2	1	$1,182
Total (2 units)			$2,700

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Jenks Blvd Kalamazoo, MI	4.0	1.5	—	$2,800	—	21d	1	0.64mi
1420 W Michigan Ave Unit 1 Kalamazoo, MI	3.0	2.0	—	$1,300	—	21d	1	0.70mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	0.78mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	0.82mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	2	0.84mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	13d	1	0.85mi
722 W Kalamazoo Ave Unit 2 Kalamazoo, MI	3.0	1.0	1800	$1,600	$0.89	21d	1	0.85mi
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.91mi
207 N Kendall Ave Kalamazoo, MI	4.0	2.0	1655	$1,560	$0.94	13d	5	0.92mi
229 S Kendall Ave Kalamazoo, MI	4.0	2.0–2.5	1625	$1,560	$0.96	21d	7	0.92mi
124 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	21d	5	0.95mi
2004 Woodward Ave Kalamazoo, MI	4.0	2.0	1710	$1,500	$0.88	13d	1	1.26mi
807 Central Park Cir Kalamazoo, MI	1.0–3.0	1.0–2.0	1089	$2,345	$2.15	13d	12	1.29mi
2533 Redwood Ave Kalamazoo, MI	5.0	2.0	1433	$2,750	$1.92	21d	1	1.34mi
1521 N Park St Kalamazoo, MI	3.0	1.0	—	$1,200	—	13d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $179,900 Active 17 DOM
2. 2026-06-17
   days on market $179,900 Active 16 DOM
3. 2026-06-16
   days on market $179,900 Active 15 DOM
4. 2026-06-15
   days on market $179,900 Active 14 DOM
5. 2026-06-14
   days on market $179,900 Active 12 DOM
6. 2026-06-13
   days on market $179,900 Active 11 DOM
7. 2026-06-10
   days on market $179,900 Active 9 DOM
8. 2026-06-09
   days on market $179,900 Active 8 DOM
9. 2026-06-08
   days on market $179,900 Active 7 DOM
10. 2026-06-07
    days on market $179,900 Active 6 DOM
11. 2026-06-05
    days on market $179,900 Active 3 DOM
12. 2026-06-03
    days on market $179,900 Active 2 DOM
13. 2026-06-02
    listing id $179,900 Active 1 DOM
14. 2026-06-01
    remarks 258-char remark

    Show marketing remark (258 chars)

    Westwood fully leased duplex! Lower unit is a 3 bedroom, 1 bath, upper unit is a 2 bedroom, 1 bath. Excellent investment property or perfect for owner occupied. Single family 4 bedroom 1188 sf home next door at 1732 Commonwealth is also available for 189,900

15. 2026-06-01
    listed $179,900 Active 1 DOM

    Show marketing remark (258 chars)

    Westwood fully leased duplex! Lower unit is a 3 bedroom, 1 bath, upper unit is a 2 bedroom, 1 bath. Excellent investment property or perfect for owner occupied. Single family 4 bedroom 1188 sf home next door at 1732 Commonwealth is also available for 189,900

ⓘ 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 ≥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: $32,400
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$5,233
• Taxable income: $8,307
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $8,683/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: Westwood, MI
• County: Kalamazoo County · 224,317 people
• City population: 121,397
• 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

+157.4% since first listed

9 events — show timeline

• 2026-06-01 Listed $179,900 REALCOMP
• 2026-06-01 Listed $179,900 MiRealSource-MiMLS
• 2016-10-05 Sold (MLS) $67,500 SW Michigan MLS
• 2016-10-05 Sold (MLS) $67,500 REALCOMP
• 2016-07-13 Pending — SW Michigan MLS
• 2016-05-09 Price Changed $69,900 SW Michigan MLS
• 2015-09-22 Price Changed $79,900 SW Michigan MLS
• 2015-09-05 Listed $89,900 SW Michigan MLS
• 2015-08-06 Listed $69,900 REALCOMP