1331 Vineland Path · Shoreham, MI 49085

$269,900

4 bd · 1.5 ba · 2,049 sqft · SingleFamily public records · 8 Days on market

Built 1973 0.47 ac lot $132/sqft · 8% below area Est $360k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location. This is a chance to strip back the years and build significant equity in a sought-after community. Whether you are an investor looking for a high-ceiling project or a savvy buyer ready to custom-design your own sanctuary on a lush, private lot, 1331 Vineland Path is the ultimate project of possibility. Offered as an estate sale in its current condition. Seller will make no repairs.

Key facts

• Private quarters
• Distinct zones
• Nearly half-acre lot

Tags

• QUAD-LEVEL RESIDENCE
• NEARLY HALF-ACRE LOT
• DISTINCT ZONES
• DEEP BACKYARD
• PRIVATE QUARTERS
• INCREDIBLE FOUNDATION

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas available and connected; Electricity available; Public water
• Home design: Single-family residence; Residential property; Built in 1973
• Construction: Aluminum siding, block, and brick construction; Composition roof; Partial basement
• Exterior features: Paved road access; Lot approximately 0.47 acres; Public water

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Seven total rooms; Wood-burning fireplace; Partial basement; Screens and window treatments on windows
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $62 ($742/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.3% below list).
• Recommended offer: $220k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Shoreham — 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 72/100 on livability (#234 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• St. Joseph Public Schools (suburban): math 53% / reading 64% proficiency, ranked #47 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Brown School (math 57% / reading 67%, grade B, #160 of 1,397 statewide, top 13%, 398 students, 31% FRL); Upton Middle School (math 56% / reading 65%, grade B+, #51 of 493 statewide, top 11%, 665 students, 30% FRL); St Joseph High School (math 52% / reading 69%, grade C+, #70 of 713 statewide, top 10%, 988 students, 26% FRL).
• Market conditions: Rents soft (-0.2%/yr); 228 active listings in the ZIP; solid renter incomes; 397 units permitted in Berrien County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Berrien County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 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.

Recommended offer $220,473 (18.3% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $360,112
• List price: $269,900
• Delta: -25.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3437 Easy St	0.35mi	4/2.0	1,992 (-3%)	0mo	$361,000	$181	77
3561 Martin Path	0.34mi	4/2.0	2,072 (+1%)	9mo	$364,900	$176	73
3361 Washington Ave	0.12mi	3/1.5 (-1)	2,135 (+4%)	14mo	$294,000	$138	71
1350 Susan Dr	0.61mi	3/1.5 (-1)	2,036 (-1%)	4mo	$272,000	$134	62
3595 Martin Path	0.39mi	4/2.5	1,882 (-8%)	4mo	$375,200	$199	61
3341 Circle Dr	0.42mi	4/2.0	1,932 (-6%)	10mo	$285,000	$148	60
3553 Martin Path	0.33mi	4/3.5	1,882 (-8%)	6mo	$364,900	$194	58
2983 Windsor Dr	0.48mi	3/1.5 (-1)	1,964 (-4%)	13mo	$325,000	$165	55
1785 Grand View Ave	0.57mi	3/2.0 (-1)	2,216 (+8%)	4mo	$265,000	$120	50
1732 Nash Dr	0.57mi	3/1.5 (-1)	2,249 (+10%)	10mo	$257,000	$114	44
3042 Kevin St	0.74mi	4/2.0	2,224 (+8%)	11mo	$325,000	$146	40
3303 W Valley View Dr	0.68mi	4/2.0	1,750 (-15%)	6mo	$330,000	$189	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-46,341
• Equity at exit: $40,243

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-60,582
• Equity at exit: $23,336

Cash invested: $75,572 (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 49085

• Rents YoY: -0.2%
• Active inventory: 228
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $62

Break-even live

Break-even rent $2,127

Max offer price $269,900

Occupancy floor 92%

Sensitivity live

Price	-10% $215	-5% $138	+0% $62	+5% $-15	+10% $-91
Rent	-10% $-112	-5% $-25	+0% $62	+5% $149	+10% $236
Rate	-1.0pp $198	-0.5pp $130	base $62	+0.5pp $-8	+1.0pp $-79

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   status Pending 1390-char remark

   Show marketing remark (1005 chars)

   Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location.

2. 2026-05-08
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location.

3. 2026-05-08
   status Pending

   Show marketing remark (1005 chars)

   Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location.

4. 2026-04-30
   listed $269,900 Active 1390-char remark

   Show marketing remark (1005 chars)

   Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location.

5. 2026-04-30
   listed $269,900 Active 1005-char remark

   Show marketing remark (1005 chars)

   Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location.

6. 2026-04-30
   listed $269,900 Active

   Show marketing remark (1005 chars)

   Available for the first time since its 1973 inception, this quad-level residence presents a massive canvas for those with a vision for revitalization. Situated on a sprawling, nearly half-acre lot, this property offers the rare architectural scale and structural footprint seldom found at this price point in St. Joe. The home's intuitive 4-level design creates distinct zones for every aspect of life. The main level features a generous living area that flows naturally toward the kitchen and formal dining space. The garden level, complete with a family rm and sliding door access to the deep backyard, is primed to become a premier secondary living hub. Upstairs, the private quarters consist of 3 spacious bedrooms and a full bathroom. While the interior reflects its original 1970s character and is ready for your modern updates and personal touch, the bones & layout provide an incredible foundation for its next chapter. Don't miss this unique opportunity to build equity in a prime location.

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $2,991 · $249/mo
• Expected delta: +$1,166/yr (+$97/mo · 63.9%)

ⓘ 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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,457
• − Mortgage interest: −$15,119
• − Property taxes: −$1,825
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,852
• Taxable loss: −$3,921
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $1,683/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: St. Joseph Public Schools
• NCES district ID: 2632850
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $61,232
• Composite: 50.87/100
• National rank: #1795
• State rank: #47 of 540 in MI

Livability — Shoreham

• Score: 72/100
• State rank: #234
• US rank: #5822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berrien County · 71,477 people
• Metro: Niles, MI
• Population (ZIP): 23,827
• Household income: $104,969
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 277.0

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 149,273 people
• By 2030: 145,211 · -2.7%
• By 2040: 135,435 · -9.3%
• By 2050: 125,543 · -15.9%
• By 2075: 103,986 · -30.3%
• By 2100: 82,256 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 6% Iranian 4% Italian 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 1% Chinese 1%

Political lean MEDSL · Berrien

• 2024 margin: Lean R (+7.9) · D 45.4% · R 53.2% · Other 1.4%
• 2008→2024 swing: -13.3pp toward R · 2008: 5.5pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+7.4 2016: R+12.7 2012: R+6.6 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.72%
• Current HPI: 207.2281
• Rent YoY: ▼ -0.24%
• Metro: Niles, 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

9 events — show timeline

• 2026-06-12 Sold (MLS) $269,900 SW Michigan MLS
• 2026-06-12 Sold (MLS) $269,900 MiRealSource-MiMLS
• 2026-06-12 Sold (MLS) $269,900 REALCOMP
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — SW Michigan MLS
• 2026-04-30 Listed $269,900 SW Michigan MLS
• 2026-04-30 Listed $269,900 MiRealSource-MiMLS
• 2026-04-30 Listed $269,900 REALCOMP

Property tax history

+3.4%/yr

Latest (2024): $1,825 · +4.3% YoY. Source: county tax records.