1156 Mc Alister Ave · Benton Harbor, MI 49022

$109,500

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 76 Days on market

Built 1940 6,249 sqft lot $143/sqft · 33% above area Est $82k · 33% over ↓ 17% since listing

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Why this score? — see what drove the D 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

Key facts

• Fishing spots
• Boat launch
• Updated furnace

Tags

• REMODELED RANCH STYLE HOME
• UPDATED FURNACE
• UPDATED ELECTRICAL SYSTEM
• BOAT LAUNCH
• FISHING SPOTS
• DOWNTOWN ST JOE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Fair Plain Middle School (math 0% / reading 4%, grade F, #493 of 493 statewide, top 100%, 288 students, 97% FRL); Fair Plain Middle School (math 0% / reading 4%, grade F, #493 of 493 statewide, top 100%, 288 students, 97% FRL); Benton Harbor High School (math 5% / reading 5%, grade F, #704 of 713 statewide, top 100%, 495 students, 97% FRL).
• Market conditions: 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $757 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 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.00% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $82,059
• List price: $109,500
• Delta: 33.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Superior St	0.37mi	2/1.0	780 (+2%)	5mo	$109,900	$141	76
1221 Pearl St	0.22mi	2/1.0	845 (+10%)	1mo	$124,000	$147	72
1332 Columbus Ave	0.33mi	2/1.0	744 (-3%)	12mo	$110,000	$148	69
244 Parker Ave	0.34mi	3/1.0 (+1)	776 (+1%)	11mo	$118,900	$153	68
973 Lavette Ave	0.23mi	2/1.0	864 (+12%)	3mo	$20,000	$23	66
270 Helmar Ct	0.60mi	2/1.0	750 (-2%)	4mo	$137,000	$183	65
1199 Monroe St	0.46mi	2/1.0	840 (+9%)	4mo	$129,900	$155	60
1152 Jennings Ave	0.49mi	2/1.0	720 (-6%)	8mo	$92,000	$128	60
1336 Agard Ave	0.72mi	2/1.0	800 (+4%)	9mo	$116,750	$146	52
1342 Monroe St	0.50mi	2/1.0	876 (+14%)	2mo	$125,000	$143	52
1027 Ogden Ave	0.42mi	2/1.0	866 (+13%)	10mo	$54,000	$62	51
379 Western Ave	0.57mi	1/1.0 (-1)	672 (-12%)	2mo	$87,500	$130	46

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,116
• Equity at exit: $16,327

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $9,567
• Equity at exit: $9,468

Cash invested: $30,660 (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: 184
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $183

Break-even live

Break-even rent $865

Max offer price $109,500

Occupancy floor 78%

Sensitivity live

Price	-10% $245	-5% $214	+0% $183	+5% $152	+10% $121
Rent	-10% $96	-5% $140	+0% $183	+5% $226	+10% $270
Rate	-1.0pp $238	-0.5pp $211	base $183	+0.5pp $155	+1.0pp $126

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.60mi
1320 Marion Ave Saint Joseph, MI	1.0	1.0	800	$1,400	$1.75	45d	1	1.19mi
1903 Union Ave Benton Harbor, MI	1.0–2.0	1.0	613	$1,107	$1.81	45d	2	1.22mi

Listing history 37 events

1. 2026-06-22
   pricedays on market $109,500 Active 76 DOM
2. 2026-06-19
   pricedays on market $109,600 Active 74 DOM
3. 2026-06-18
   days on market $109,700 Active 73 DOM
4. 2026-06-17
   days on market $109,700 Active 72 DOM
5. 2026-06-16
   days on market $109,700 Active 71 DOM
6. 2026-06-15
   days on market $109,700 Active 70 DOM
7. 2026-06-14
   days on market $109,700 Active 68 DOM
8. 2026-06-13
   days on market $109,700 Active 67 DOM
9. 2026-06-10
   days on market $109,700 Active 65 DOM
10. 2026-06-09
    days on market $109,700 Active 64 DOM
11. 2026-06-08
    days on market $109,700 Active 63 DOM
12. 2026-06-07
    days on market $109,700 Active 62 DOM
13. 2026-06-03
    days on market $109,700 Active 58 DOM
14. 2026-06-02
    days on market $109,700 Active 57 DOM
15. 2026-06-01
    days on market $109,700 Active 56 DOM
16. 2026-05-31
    days on market $109,700 Active 55 DOM
17. 2026-05-30
    days on market $109,700 Active 54 DOM
18. 2026-05-12
    price $110,000 869-char remark

    Show marketing remark (869 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

19. 2026-05-11
    price $110,000 873-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

20. 2026-05-11
    price $110,000

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

21. 2026-05-01
    price $122,000 869-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

22. 2026-05-01
    price $122,000 873-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

23. 2026-05-01
    price $122,000

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

24. 2026-04-27
    price $124,000 869-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

25. 2026-04-27
    price $124,000 873-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

26. 2026-04-27
    price $124,000

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

27. 2026-04-11
    price $127,000 869-char remark

    Show marketing remark (869 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

28. 2026-04-10
    status Active 869-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

29. 2026-04-10
    status Active 873-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

30. 2026-04-10
    price $127,000 873-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

31. 2026-04-10
    status Active

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

32. 2026-04-10
    price $127,000

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

33. 2026-03-07
    historical

    Show marketing remark (869 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

34. 2026-03-07
    historical 869-char remark

    Show marketing remark (869 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

35. 2026-03-02
    listed $132,000 Active 869-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

36. 2026-03-02
    listed $132,000 Active 873-char remark

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

37. 2026-03-02
    listed $132,000 Active

    Show marketing remark (873 chars)

    Completely Remodeled ranch style home that is very beautiful from top to bottom! This 2 bedroom home was just recently fully remodeled including walls, flooring, kitchen and bath! All new windows, and new hot water and pex plumbing! The home also has an updated furnace, and electrical system. Its a super attractive home and ready for a new owner to put their own personal touches to it to call it 'HOME'!! This beautiful home will make a super nice investment property or would make a nice home for a small family. Take a look before its gone! Only 1.4 miles to the boat launch on the St. Joe River, and some great fishing spots! And only 3 miles to downtown St. Joe with lots of dining, entertainment and shopping, as well as Harbor Shores World Class Resort & Golf Course, as well as Jean Klock & Rocky Gap Parks and some of the BEST Beaches in America!

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$461/yr (+$38/mo · 60.3%)

ⓘ 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 ≥100°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: $13,163
• − Mortgage interest: −$6,134
• − Property taxes: −$764
• − Insurance: −$548
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,185
• Taxable income: $426
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $2,094/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

-16.7% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $110,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $110,000 REALCOMP
• 2026-05-11 Price Changed $110,000 SW Michigan MLS
• 2026-05-01 Price Changed $122,000 MiRealSource-MiMLS
• 2026-05-01 Price Changed $122,000 REALCOMP
• 2026-05-01 Price Changed $122,000 SW Michigan MLS
• 2026-04-27 Price Changed $124,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $124,000 REALCOMP
• 2026-04-27 Price Changed $124,000 SW Michigan MLS
• 2026-04-11 Price Changed $127,000 MiRealSource-MiMLS
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-10 Relisted — REALCOMP
• 2026-04-10 Price Changed $127,000 REALCOMP
• 2026-04-10 Relisted — SW Michigan MLS
• 2026-04-10 Price Changed $127,000 SW Michigan MLS
• 2026-03-07 Listing Removed — SW Michigan MLS
• 2026-03-07 Listing Removed — MiRealSource-MiMLS
• 2026-03-02 Listed $132,000 SW Michigan MLS
• 2026-03-02 Listed $132,000 REALCOMP
• 2026-03-02 Listed $132,000 MiRealSource-MiMLS

Property tax history

+12.1%/yr

Latest (2024): $764 · +8.7% YoY. Source: county tax records.