991 Ogden Ave · Benton Harbor, MI 49022

$90,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 40 Days on market

Built 1945 6,096 sqft lot $97/sqft · at area comps Est $91k · at est.

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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 +23.4/30.0
• ARV discount +7.9/15.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well cared for 2-bedroom, 1-bath home with 924 sq ft of living space. It features beautiful flooring throughout and plenty of natural light. This property offers a great opportunity for investors or buyers looking to add their personal touch and build equity over time. Conveniently located near shopping, dining, schools, and major roadways.

Key facts

• 6,096 sq ft lot
• Garage
• Built 1945

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Built in 1945; Wood siding; Composition roof; Living area approximately 924
• Exterior features: Sidewalk on the lot; Public water

Interior

• Kitchen: Kitchen (18 x 12)
• Bedrooms: Primary bedroom (18 x 12); Second bedroom (14 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Total of 5 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#671 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime F, amenities F.
• Benton Harbor Area Schools (urban): math 4% / reading 7% proficiency, ranked #732 of 760 in MI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 178 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.03% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $90,771
• List price: $90,000
• Delta: -0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1190 Monroe St	0.25mi	3/1.0	908 (-2%)	2mo	$62,500	$69	84
1250 Superior St	0.33mi	3/1.0	960 (+4%)	2mo	$65,000	$68	76
1097 Pearl St	0.23mi	3/1.0	993 (+8%)	5mo	$25,000	$25	73
791 Mcallister Ave	0.45mi	2/1.0 (-1)	888 (-4%)	0mo	$125,000	$141	68
1086 Union Ave	0.25mi	3/1.0	1,044 (+13%)	2mo	$80,000	$77	65
1221 Pearl St	0.34mi	2/1.0 (-1)	845 (-8%)	1mo	$124,000	$147	64
1199 Monroe St	0.26mi	2/1.0 (-1)	840 (-9%)	4mo	$129,900	$155	64
1342 Monroe St	0.45mi	2/1.0 (-1)	876 (-5%)	2mo	$125,000	$143	64
973 Lavette Ave	0.43mi	2/1.0 (-1)	864 (-6%)	3mo	$20,000	$23	61
1129 Jennings Ave	0.21mi	2/1.0 (-1)	1,045 (+13%)	5mo	$120,000	$115	60
1061 Agard Ave	0.32mi	3/1.0	1,050 (+14%)	4mo	$133,000	$127	59
177 Hastings Ave	0.60mi	2/1.0 (-1)	960 (+4%)	2mo	$136,500	$142	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-3,970
• Equity at exit: $13,419

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $10,149
• Equity at exit: $7,782

Cash invested: $25,200 (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 49022

• Active inventory: 178
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $167

Break-even live

Break-even rent $714

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $218	-5% $192	+0% $167	+5% $142	+10% $116
Rent	-10% $94	-5% $130	+0% $167	+5% $204	+10% $240
Rate	-1.0pp $212	-0.5pp $190	base $167	+0.5pp $144	+1.0pp $120

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.25mi
1903 Union Ave Benton Harbor, MI	1.0–2.0	1.0	613	$1,107	$1.81	44d	2	1.27mi

Listing history 21 events

1. 2026-06-19
   days on market $90,000 Active 40 DOM
2. 2026-06-18
   days on market $90,000 Active 39 DOM
3. 2026-06-17
   days on market $90,000 Active 38 DOM
4. 2026-06-16
   days on market $90,000 Active 37 DOM
5. 2026-06-15
   days on market $90,000 Active 36 DOM
6. 2026-06-14
   days on market $90,000 Active 34 DOM
7. 2026-06-13
   days on market $90,000 Active 33 DOM
8. 2026-06-10
   days on market $90,000 Active 31 DOM
9. 2026-06-09
   days on market $90,000 Active 30 DOM
10. 2026-06-08
    days on market $90,000 Active 29 DOM
11. 2026-06-07
    days on market $90,000 Active 28 DOM
12. 2026-06-03
    days on market $90,000 Active 24 DOM
13. 2026-06-02
    days on market $90,000 Active 23 DOM
14. 2026-06-01
    days on market $90,000 Active 22 DOM
15. 2026-05-31
    days on market $90,000 Active 21 DOM
16. 2026-05-30
    days on market $90,000 Active 20 DOM
17. 2026-05-10
    listed $100,000 Active 358-char remark

    Show marketing remark (358 chars)

    Welcome to this well cared for 2-bedroom, 1-bath home with 924 sq ft of living space. It features beautiful flooring throughout and plenty of natural light. This property offers a great opportunity for investors or buyers looking to add their personal touch and build equity over time. Conveniently located near shopping, dining, schools, and major roadways.

18. 2026-05-10
    listed $100,000 Active 358-char remark

    Show marketing remark (358 chars)

    Welcome to this well cared for 2-bedroom, 1-bath home with 924 sq ft of living space. It features beautiful flooring throughout and plenty of natural light. This property offers a great opportunity for investors or buyers looking to add their personal touch and build equity over time. Conveniently located near shopping, dining, schools, and major roadways.

19. 2026-05-10
    listed $100,000 Active

    Show marketing remark (358 chars)

    Welcome to this well cared for 2-bedroom, 1-bath home with 924 sq ft of living space. It features beautiful flooring throughout and plenty of natural light. This property offers a great opportunity for investors or buyers looking to add their personal touch and build equity over time. Conveniently located near shopping, dining, schools, and major roadways.

20. 2001-04-22
    listed $48,500
21. 2001-04-22
    listed $48,500

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$366/yr (+$30/mo · 55.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,104
• − Mortgage interest: −$5,041
• − Property taxes: −$655
• − Insurance: −$450
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,618
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,869/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: Benton Harbor Area Schools
• NCES district ID: 2604830
• Math proficiency: 4% ▬ 0.00%
• Reading proficiency: 7% ▬ 0.00%
• Median HH income: $27,038
• Composite: 7.53/100
• National rank: #14787
• State rank: #732 of 760 in MI

Livability — Benton Harbor

• Score: 55/100
• State rank: #671
• US rank: #23724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton Harbor, MI
• Population (ZIP): 29,796

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 37% Hispanic / Latino 7% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -309.81%
• Current HPI: 209.9723
• 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

+85.6% since first listed

8 events — show timeline

• 2026-05-26 Price Changed $90,000 MiRealSource-MiMLS
• 2026-05-26 Price Changed $90,000 REALCOMP
• 2026-05-26 Price Changed $90,000 SW Michigan MLS
• 2026-05-10 Listed $100,000 REALCOMP
• 2026-05-10 Listed $100,000 SW Michigan MLS
• 2026-05-10 Listed $100,000 MiRealSource-MiMLS
• 2001-04-22 Listed $48,500 SW Michigan MLS
• 2001-04-22 Listed $48,500 REALCOMP

Property tax history

+9.1%/yr

Latest (2024): $655 · +3.9% YoY. Source: county tax records.