13064 Riverside Dr · Constantine, MI 49042

$140,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 2 Days on market

Built 1989 1.02 ac lot Est $237k · 41% 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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

Key facts

• 1.02 acre lot
• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $131k (6.8% below list).
• Recommended offer: $131k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#294 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, employment D+, amenities F.
• Constantine Public School District (town): math 18% / reading 34% proficiency, ranked #405 of 540 in MI (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 125 units permitted in St. Joseph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Joseph County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $140k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,509 (6.8% below list)

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $237,328
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67311 Oxbow Dr	0.03mi	4/2.0 (+1)	1,484 (+2%)	4mo	$220,000	$148	82
67135 Oxbow Dr	0.17mi	3/1.0	1,416 (-3%)	22mo	$199,900	$141	69
66949 Winding River Rd	0.36mi	2/1.0 (-1)	1,432 (-2%)	13mo	$210,000	$147	64
13424 Riverside Dr	0.38mi	3/2.0	1,568 (+8%)	13mo	$299,000	$191	55
67080 Oxbow Dr	0.28mi	4/1.5 (+1)	1,338 (-8%)	15mo	$244,000	$182	54
13540 Riverside Dr	0.56mi	3/2.0	1,630 (+12%)	2mo	$265,000	$163	48

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,201
• Equity at exit: $20,874

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,022
• Equity at exit: $12,105

Cash invested: $39,200 (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 49042

• Home prices YoY: -29.0%
• Active inventory: 22
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $197

Break-even live

Break-even rent $1,056

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $276	-5% $237	+0% $197	+5% $157	+10% $118
Rent	-10% $94	-5% $145	+0% $197	+5% $249	+10% $300
Rate	-1.0pp $268	-0.5pp $233	base $197	+0.5pp $161	+1.0pp $124

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-29
   status Pending 232-char remark

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

2. 2026-03-29
   price $140,000 232-char remark

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

3. 2026-03-29
   status Pending 232-char remark

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

4. 2026-03-29
   status Pending

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

5. 2026-03-29
   price $140,000

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

6. 2026-03-28
   price $140,000 232-char remark

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

7. 2026-03-26
   listed $129,900 Active 232-char remark

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

8. 2026-03-26
   listed $129,900 Active 232-char remark

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

9. 2026-03-26
   listed $129,900 Active

   Show marketing remark (232 chars)

   Welcome to this 3 bedroom, 2 bathroom home offering spacious bedrooms, bathrooms and plenty of closet storage throughout. Located in the country of Constantine with a functional layout, large yard and great potential. Move in ready!

10. 2025-03-07
    historical
11. 2025-03-07
    historical
12. 2025-02-14
    listed $85,000 Active
13. 2025-02-14
    listed $85,000 Active
14. 2025-01-06
    soldstatus $57,500

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$829/yr (+$69/mo · 166.4%)

ⓘ 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) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,661
• − Mortgage interest: −$7,842
• − Property taxes: −$498
• − Insurance: −$700
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,073
• Taxable income: $42
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,354/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: Constantine Public School District
• NCES district ID: 2610750
• Math proficiency: 18% ▼ -4.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $47,631
• Composite: 22.6/100
• National rank: #8070
• State rank: #405 of 540 in MI

Livability — Constantine

• Score: 70/100
• State rank: #294
• US rank: #7333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,695

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 58,726 people
• By 2030: 57,030 · -2.9%
• By 2040: 53,266 · -9.3%
• By 2050: 49,343 · -16.0%
• By 2075: 40,441 · -31.1%
• By 2100: 31,981 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 14% Iranian 6% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.2% · Other 1.5%
• 2008→2024 swing: -31.8pp toward R · 2008: -2.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+31.0 2012: R+12.3 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.95%
• Current HPI: 215.2838
• 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

+143.5% since first listed

14 events — show timeline

• 2026-03-29 Pending — REALCOMP
• 2026-03-29 Price Changed $140,000 REALCOMP
• 2026-03-29 Pending — MiRealSource-MiMLS
• 2026-03-29 Pending — SW Michigan MLS
• 2026-03-29 Price Changed $140,000 SW Michigan MLS
• 2026-03-28 Price Changed $140,000 MiRealSource-MiMLS
• 2026-03-26 Listed $129,900 SW Michigan MLS
• 2026-03-26 Listed $129,900 MiRealSource-MiMLS
• 2026-03-26 Listed $129,900 REALCOMP
• 2025-03-07 Listing Removed — REALCOMP
• 2025-03-07 Listing Removed — MiRealSource-MiMLS
• 2025-02-14 Listed $85,000 MiRealSource-MiMLS
• 2025-02-14 Listed $85,000 REALCOMP
• 2025-01-06 Sold (Public Records) $57,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $498 · -26.8% YoY. Source: county tax records.