54565 Adams Ave · Silver Creek, MI 49111

$69,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 14 Days on market

Built 1995 4,988 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

Key facts

• 4,988 sq ft lot
• Built 1995
• Listed 14 days

Property features AI

Exterior

• Utilities: Well water; Electricity available
• Home design: Ranch-style residence; Single-story entry
• Construction: Built in 1995; Vinyl siding
• Exterior features: Located on Indian Lake; Lot size approximately 0.12 acres

Interior

• Kitchen: Kitchen (11 x 11); Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (13 x 13); Bedroom 2 (10 x 10); Bedroom 3 (10 x 9)
• Bathrooms: 2 full bathrooms; Primary bathroom (9 x 7)
• Heating & cooling: Forced air heating
• Interior features: Total of 8 rooms; Crawl space basement
• Laundry & utility: Laundry room (7 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Dowagiac Union School District (town): math 19% / reading 31% proficiency, ranked #430 of 540 in MI (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

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.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 21y 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.

Recommended offer $69,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.61% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.26%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.92×
• Total profit: $17,783
• Equity at exit: $10,288

10-year hold

• IRR: 30.5%
• Equity multiple: 3.73×
• Total profit: $52,734
• 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 49111

• Home prices YoY: -22.5%
• Active inventory: 17
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $455

Break-even live

Break-even rent $535

Max offer price $69,000

Occupancy floor 54%

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: —

Listing history 39 events

1. 2026-04-24
   status Pending 309-char remark

   Show marketing remark (309 chars)

   HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

2. 2026-04-24
   status Pending 309-char remark

   Show marketing remark (309 chars)

   HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

3. 2026-04-24
   status Pending

   Show marketing remark (309 chars)

   HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

4. 2026-04-10
   listed $69,000 Active 309-char remark

   Show marketing remark (309 chars)

   HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

5. 2026-04-09
   listed $69,000 Active 309-char remark

   Show marketing remark (309 chars)

   HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

6. 2026-04-09
   listed $69,000 Active

   Show marketing remark (309 chars)

   HIGHEST & BEST 04/14/2026 at 2 pm EST. Cheaper than rent. Check out this 3-bedroom, 2-full-bathroom manufactured home, close to Indiana Lake and Indiana Lake Golf Course. All offers must be entered at www. vrmproperties. com; the agent must register as an agent and then submit the offer for ID #200753.

7. 2022-02-16
   soldstatus $119,250
8. 2022-02-03
   soldstatus $119,250 Sold
9. 2022-02-03
   soldstatus $119,250 Sold
10. 2021-11-30
    historical Contingent - Continue To Show
11. 2021-11-30
    historical Active Backup
12. 2021-11-16
    price $115,000
13. 2021-11-16
    price $115,000
14. 2021-11-09
    price $119,000
15. 2021-11-09
    price $119,000
16. 2021-10-12
    listed $125,000 Active
17. 2021-10-12
    listed $125,000 Active
18. 2021-10-12
    listed $115,000
19. 2015-01-24
    historical
20. 2015-01-24
    historical
21. 2015-01-24
    historical
22. 2010-08-13
    soldstatus $8,000
23. 2010-08-13
    soldstatus $8,000
24. 2010-08-13
    soldstatus $8,500
25. 2010-04-19
    listed $17,500
26. 2010-04-19
    listed $17,500
27. 2009-12-05
    historical
28. 2009-06-16
    listed $24,900
29. 2009-06-16
    listed $24,900
30. 2008-09-13
    historical
31. 2008-03-17
    listed $29,900
32. 2008-03-17
    listed $29,900
33. 2007-09-15
    historical
34. 2006-05-20
    listed $39,900
35. 2006-05-20
    listed $39,900
36. 2006-05-13
    historical
37. 2006-05-13
    historical
38. 2005-06-03
    listed $44,900
39. 2005-06-03
    listed $44,900

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$341/yr (+$28/mo · 89.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,328
• − Mortgage interest: −$3,865
• − Property taxes: −$382
• − Insurance: −$345
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,007
• Taxable income: $4,596
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,357/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: Dowagiac Union School District
• NCES district ID: 2612150
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $39,741
• Composite: 21.03/100
• National rank: #8452
• State rank: #430 of 540 in MI

Livability — Silver Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,121

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% Korean 2%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.65%
• Current HPI: 226.6242
• Rent YoY: —
• Metro: —
• 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

+53.7% since first listed

39 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-24 Pending — SW Michigan MLS
• 2026-04-10 Listed $69,000 REALCOMP
• 2026-04-09 Listed $69,000 SW Michigan MLS
• 2026-04-09 Listed $69,000 MiRealSource-MiMLS
• 2022-02-16 Sold (Public Records) $119,250 Public Records
• 2022-02-03 Sold (MLS) $119,250 SW Michigan MLS
• 2022-02-03 Sold (MLS) $119,250 REALCOMP
• 2021-11-30 Contingent — REALCOMP
• 2021-11-30 Contingent — SW Michigan MLS
• 2021-11-16 Price Changed $115,000 REALCOMP
• 2021-11-16 Price Changed $115,000 SW Michigan MLS
• 2021-11-09 Price Changed $119,000 REALCOMP
• 2021-11-09 Price Changed $119,000 SW Michigan MLS
• 2021-10-12 Listed $115,000 MiRealSource-MiMLS
• 2021-10-12 Listed $125,000 SW Michigan MLS
• 2021-10-12 Listed $125,000 REALCOMP
• 2015-01-24 Listing Removed — SW Michigan MLS
• 2015-01-24 Listing Removed — SW Michigan MLS
• 2015-01-24 Listing Removed — SW Michigan MLS
• 2010-08-13 Sold (Public Records) $8,500 Public Records
• 2010-08-13 Sold (MLS) $8,000 REALCOMP
• 2010-08-13 Sold (MLS) $8,000 SW Michigan MLS
• 2010-04-19 Listed $17,500 REALCOMP
• 2010-04-19 Listed $17,500 SW Michigan MLS
• 2009-12-05 Listing Removed — REALCOMP
• 2009-06-16 Listed $24,900 REALCOMP
• 2009-06-16 Listed $24,900 SW Michigan MLS
• 2008-09-13 Listing Removed — REALCOMP
• 2008-03-17 Listed $29,900 REALCOMP
• 2008-03-17 Listed $29,900 SW Michigan MLS
• 2007-09-15 Listing Removed — REALCOMP
• 2006-05-20 Listed $39,900 REALCOMP
• 2006-05-20 Listed $39,900 SW Michigan MLS
• 2006-05-13 Listing Removed — REALCOMP
• 2006-05-13 Listing Removed — SW Michigan MLS
• 2005-06-03 Listed $44,900 REALCOMP
• 2005-06-03 Listed $44,900 SW Michigan MLS

Property tax history

-3.9%/yr

Latest (2025): $382 · -72.6% YoY. Source: county tax records.