31800 Pine Ridge Cir · Antwerp, MI 49065

$350,000

4 bd · 2.5 ba · 1,300 sqft · SingleFamily public records · 31 Days on market

Built 2016 0.70 ac lot Est $324k · 8% over

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Why this score? — see what drove the F 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 +9.6/30.0
• ARV discount +3.8/15.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 4 bedroom, 3 bath ranch! This open-concept floor plan features a spacious living area flowing into the kitchen and dining space, creating an ideal layout for everyday living and entertaining. The main-floor primary suite is privately situated on one side of the home, while two additional bedrooms and a full bath are located on the opposite end for added privacy. The finished basement adds valuable living space with a rec room, full bath, and a 4th bedroom perfect for guests, office space, or extended living. The attached garage is insulated and equipped with a mini-split, making it ideal for hobbies, projects, or additional workspace year-round. Offering 2,118 finished square feet in a quiet neighborhood setting just minutes from Paw Paw, Lawton and Mattawan, and easy I-94 access. Set back off the main road, this property offers a peaceful setting while still being close to all the conveniences Southwest Michigan has to offer. Call to schedule your showing!

Key facts

• Easy i-94 access
• Attached garage
• Finished basement

Tags

• OPEN-CONCEPT FLOOR PLAN
• MAIN-FLOOR PRIMARY SUITE
• FINISHED BASEMENT
• ATTACHED GARAGE
• QUIET NEIGHBORHOOD SETTING
• EASY I-94 ACCESS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Electricity available; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Ranch-style single-family home; Built in 2016
• Construction: Vinyl siding; Composition roof; Full basement
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Garage door opener; Screens and insulated windows; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (33.2% below list).
• Recommended offer: $234k (33.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Lawton Community School District (rural): math 27% / reading 45% proficiency, ranked #263 of 540 in MI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lawton Elementary School (math 32% / reading 42%, grade F, #685 of 1,397 statewide, top 51%, 401 students, 55% FRL); Lawton Middle School (math 17% / reading 42%, grade F, #343 of 493 statewide, top 72%, 307 students, 61% FRL); Lawton High School (math 32% / reading 57%, grade F, #214 of 713 statewide, top 36%, 289 students, 47% FRL).
• Market conditions: 33 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.
• Current owner paid $235k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,691 (33.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.67% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $323,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61473 M 40	0.22mi	3/1.0 (-1)	1,373 (+6%)	6mo	$159,000	$116	64
63862 32nd St	0.61mi	3/1.5 (-1)	1,412 (+9%)	7mo	$351,000	$249	42

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-75,648
• Equity at exit: $52,186

10-year hold

• IRR: -16.7%
• Equity multiple: 0.08×
• Total profit: $-90,627
• Equity at exit: $30,262

Cash invested: $98,000 (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 49065

• Active inventory: 33
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$146
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-295

Break-even live

Break-even rent $2,711

Max offer price $297,863

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-196	+0% $-295	+5% $-394	+10% $-493
Rent	-10% $-480	-5% $-387	+0% $-295	+5% $-203	+10% $-111
Rate	-1.0pp $-119	-0.5pp $-206	base $-295	+0.5pp $-386	+1.0pp $-478

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $350,000 Active 31 DOM
2. 2026-06-21
   days on market $350,000 Active 30 DOM
3. 2026-06-18
   days on market $350,000 Active 28 DOM
4. 2026-06-17
   days on market $350,000 Active 27 DOM
5. 2026-06-16
   days on market $350,000 Active 26 DOM
6. 2026-06-15
   days on market $350,000 Active 25 DOM
7. 2026-06-13
   days on market $350,000 Active 23 DOM
8. 2026-06-12
   days on market $350,000 Active 22 DOM
9. 2026-06-09
   days on market $350,000 Active 19 DOM
10. 2026-06-08
    days on market $350,000 Active 18 DOM
11. 2026-06-07
    days on market $350,000 Active 17 DOM
12. 2026-06-05
    days on market $350,000 Active 15 DOM
13. 2026-06-04
    days on market $350,000 Active 13 DOM
14. 2026-06-02
    days on market $350,000 Active 12 DOM
15. 2026-06-01
    days on market $350,000 Active 11 DOM
16. 2026-05-31
    days on market $350,000 Active 10 DOM
17. 2026-05-31
    days on market $350,000 Active 9 DOM
18. 2026-05-21
    listed $350,000 Active

    Show marketing remark (997 chars)

    Welcome to this beautiful 4 bedroom, 3 bath ranch! This open-concept floor plan features a spacious living area flowing into the kitchen and dining space, creating an ideal layout for everyday living and entertaining. The main-floor primary suite is privately situated on one side of the home, while two additional bedrooms and a full bath are located on the opposite end for added privacy. The finished basement adds valuable living space with a rec room, full bath, and a 4th bedroom perfect for guests, office space, or extended living. The attached garage is insulated and equipped with a mini-split, making it ideal for hobbies, projects, or additional workspace year-round. Offering 2,118 finished square feet in a quiet neighborhood setting just minutes from Paw Paw, Lawton and Mattawan, and easy I-94 access. Set back off the main road, this property offers a peaceful setting while still being close to all the conveniences Southwest Michigan has to offer. Call to schedule your showing!

19. 2026-05-21
    listed $350,000 Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to this beautiful 4 bedroom, 3 bath ranch! This open-concept floor plan features a spacious living area flowing into the kitchen and dining space, creating an ideal layout for everyday living and entertaining. The main-floor primary suite is privately situated on one side of the home, while two additional bedrooms and a full bath are located on the opposite end for added privacy. The finished basement adds valuable living space with a rec room, full bath, and a 4th bedroom perfect for guests, office space, or extended living. The attached garage is insulated and equipped with a mini-split, making it ideal for hobbies, projects, or additional workspace year-round. Offering 2,118 finished square feet in a quiet neighborhood setting just minutes from Paw Paw, Lawton and Mattawan, and easy I-94 access. Set back off the main road, this property offers a peaceful setting while still being close to all the conveniences Southwest Michigan has to offer. Call to schedule your showing!

20. 2026-05-21
    listed $350,000 Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to this beautiful 4 bedroom, 3 bath ranch! This open-concept floor plan features a spacious living area flowing into the kitchen and dining space, creating an ideal layout for everyday living and entertaining. The main-floor primary suite is privately situated on one side of the home, while two additional bedrooms and a full bath are located on the opposite end for added privacy. The finished basement adds valuable living space with a rec room, full bath, and a 4th bedroom perfect for guests, office space, or extended living. The attached garage is insulated and equipped with a mini-split, making it ideal for hobbies, projects, or additional workspace year-round. Offering 2,118 finished square feet in a quiet neighborhood setting just minutes from Paw Paw, Lawton and Mattawan, and easy I-94 access. Set back off the main road, this property offers a peaceful setting while still being close to all the conveniences Southwest Michigan has to offer. Call to schedule your showing!

21. 2020-07-28
    soldstatus $235,000
22. 2020-07-28
    soldstatus $235,000 Sold
23. 2020-07-28
    soldstatus $235,000
24. 2020-06-19
    status Pending
25. 2020-06-15
    listed $235,000
26. 2020-06-15
    listed $235,000 Active
27. 2020-06-15
    listed $235,000
28. 2016-10-21
    soldstatus $15,900

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $3,322 · $277/mo
• Expected delta: +$2,068/yr (+$172/mo · 164.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $28,043
• − Mortgage interest: −$19,605
• − Property taxes: −$1,254
• − Insurance: −$2,416
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$10,182
• Taxable loss: −$9,902
• Est. tax savings @ 24.0%: +$2,376
• After-tax cash flow: $-1,165/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: Lawton Community School District
• NCES district ID: 2621240
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $49,315
• Composite: 31.04/100
• National rank: #6084
• State rank: #263 of 540 in MI

Livability — Antwerp

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

Census & demographics

• Population (ZIP): 7,283

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Iranian 6% Lithuanian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.97%
• Current HPI: 165.0761
• 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

+2101.3% since first listed

11 events — show timeline

• 2026-05-21 Listed $350,000 REALCOMP
• 2026-05-21 Listed $350,000 MiRealSource-MiMLS
• 2026-05-21 Listed $350,000 SW Michigan MLS
• 2020-07-28 Sold (MLS) $235,000 MiRealSource-MiMLS
• 2020-07-28 Sold (MLS) $235,000 SW Michigan MLS
• 2020-07-28 Sold (MLS) $235,000 REALCOMP
• 2020-06-19 Pending — SW Michigan MLS
• 2020-06-15 Listed $235,000 MiRealSource-MiMLS
• 2020-06-15 Listed $235,000 SW Michigan MLS
• 2020-06-15 Listed $235,000 REALCOMP
• 2016-10-21 Sold (Public Records) $15,900 Public Records

Property tax history

+17.7%/yr

Latest (2025): $1,254 · -68.8% YoY. Source: county tax records.