1096 Pearl St · Benton Harbor, MI 49022

$50,000

2 bd · 1.0 ba · 890 sqft · SingleFamily public records · 219 Days on market

Built 1920 4,760 sqft lot $56/sqft · 43% below area Est $88k · 43% under ↓ 9% since listing

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

Listing remarks MLS

Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

Key facts

• Near schools
• New furnace
• New siding

Tags

• NEW ROOF
• NEW SIDING
• NEW FURNACE
• NEAR DOWNTOWN BENTON HARBOR
• NEAR SCHOOLS
• NEAR MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 7.4% in Benton Harbor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 179 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.04%
• DSCR: 2.65
• GRM: 4.0

CMA / ARV

• ARV (median comp): $87,909
• List price: $50,000
• Delta: -43.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Pearl St	0.15mi	2/1.0	912 (+2%)	5mo	$62,500	$69	85
1221 Pearl St	0.16mi	2/1.0	845 (-5%)	1mo	$124,000	$147	84
791 Mcallister Ave	0.41mi	2/1.0	888 (-0%)	0mo	$125,000	$141	80
973 Lavette Ave	0.27mi	2/1.0	864 (-3%)	3mo	$20,000	$23	80
1190 Monroe St	0.28mi	3/1.0 (+1)	908 (+2%)	2mo	$62,500	$69	77
1342 Monroe St	0.40mi	2/1.0	876 (-2%)	2mo	$125,000	$143	77
1199 Monroe St	0.30mi	2/1.0	840 (-6%)	4mo	$129,900	$155	73
1097 Pearl St	0.02mi	3/1.0 (+1)	993 (+12%)	5mo	$25,000	$25	71
1250 Superior St	0.23mi	3/1.0 (+1)	960 (+8%)	2mo	$65,000	$68	69
1027 Superior St	0.17mi	2/1.0	780 (-12%)	5mo	$109,900	$141	68
177 Hastings Ave	0.43mi	2/1.0	960 (+8%)	2mo	$136,500	$142	65
1023 Union Ave	0.47mi	2/1.0	995 (+12%)	6mo	$22,000	$22	54

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: 33.0%
• Equity multiple: 2.39×
• Total profit: $19,458
• Equity at exit: $7,455

10-year hold

• IRR: 40.0%
• Equity multiple: 4.75×
• Total profit: $52,542
• Equity at exit: $4,323

Cash invested: $14,000 (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 49022

• Active inventory: 179
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $432

Break-even live

Break-even rent $487

Max offer price $50,000

Occupancy floor 53%

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: $12,500
• Closing costs: $1,500
• 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	43d	1	0.43mi
1903 Union Ave Benton Harbor, MI	1.0–2.0	1.0	613	$1,107	$1.81	43d	2	1.19mi
1320 Marion Ave Saint Joseph, MI	1.0	1.0	800	$1,400	$1.75	43d	1	1.40mi

Listing history 39 events

1. 2026-06-19
   days on market $50,000 Active 219 DOM
2. 2026-06-18
   days on market $50,000 Active 218 DOM
3. 2026-06-17
   days on market $50,000 Active 217 DOM
4. 2026-06-16
   days on market $50,000 Active 216 DOM
5. 2026-06-15
   days on market $50,000 Active 215 DOM
6. 2026-06-14
   days on market $50,000 Active 213 DOM
7. 2026-06-13
   days on market $50,000 Active 212 DOM
8. 2026-06-10
   days on market $50,000 Active 210 DOM
9. 2026-06-09
   days on market $50,000 Active 209 DOM
10. 2026-06-08
    days on market $50,000 Active 208 DOM
11. 2026-06-07
    days on market $50,000 Active 207 DOM
12. 2026-06-03
    days on market $50,000 Active 203 DOM
13. 2026-06-02
    days on market $50,000 Active 202 DOM
14. 2026-06-01
    days on market $50,000 Active 201 DOM
15. 2026-05-31
    days on market $50,000 Active 200 DOM
16. 2026-05-30
    days on market $50,000 Active 199 DOM
17. 2026-05-05
    status Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

18. 2026-05-05
    status Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

19. 2026-05-05
    status Active

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

20. 2026-04-21
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

21. 2026-04-21
    historical Accepting Backup Offers 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

22. 2026-04-21
    historical Active - Backup Offers Accepted

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

23. 2026-04-13
    status Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

24. 2026-04-13
    status Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

25. 2026-04-13
    status Active

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

26. 2026-04-07
    historical

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

27. 2026-04-07
    historical 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

28. 2026-04-04
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

29. 2026-04-04
    historical Accepting Backup Offers 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

30. 2026-04-04
    historical Active - Backup Offers Accepted

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

31. 2026-04-03
    historical 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

32. 2026-01-30
    price $50,000 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

33. 2026-01-30
    price $50,000 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

34. 2026-01-30
    price $50,000

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

35. 2025-12-31
    status Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

36. 2025-12-31
    historical 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

37. 2025-11-06
    listed $55,000 Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

38. 2025-11-06
    listed $55,000 Active 385-char remark

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

39. 2025-11-06
    listed $55,000 Active

    Show marketing remark (385 chars)

    Great investment opportunity! This property features a new roof (2022), new siding (2025), and a new furnace, offering solid updates. Conveniently located near downtown Benton Harbor, schools, and major routes, this home is perfect for rental income or affordable homeownership. With the big-ticket items already taken care of, all that's left is your finishing touch to make it shine!

ⓘ 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: $1,218 · $101/mo
• Projected year-2 tax: $1,218 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,404
• − Mortgage interest: −$2,801
• − Property taxes: −$1,218
• − Insurance: −$250
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,455
• Taxable income: $4,697
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $4,058/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

-9.1% since first listed

23 events — show timeline

• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-05-05 Relisted — REALCOMP
• 2026-05-05 Relisted — SW Michigan MLS
• 2026-04-21 Contingent — REALCOMP
• 2026-04-21 Contingent — MiRealSource-MiMLS
• 2026-04-21 Contingent — SW Michigan MLS
• 2026-04-13 Relisted — REALCOMP
• 2026-04-13 Relisted — MiRealSource-MiMLS
• 2026-04-13 Relisted — SW Michigan MLS
• 2026-04-07 Listing Removed — SW Michigan MLS
• 2026-04-07 Listing Removed — MiRealSource-MiMLS
• 2026-04-04 Contingent — REALCOMP
• 2026-04-04 Contingent — MiRealSource-MiMLS
• 2026-04-04 Contingent — SW Michigan MLS
• 2026-04-03 Listing Removed — REALCOMP
• 2026-01-30 Price Changed $50,000 MiRealSource-MiMLS
• 2026-01-30 Price Changed $50,000 REALCOMP
• 2026-01-30 Price Changed $50,000 SW Michigan MLS
• 2025-12-31 Relisted — REALCOMP
• 2025-12-31 Listing Removed — REALCOMP
• 2025-11-06 Listed $55,000 SW Michigan MLS
• 2025-11-06 Listed $55,000 REALCOMP
• 2025-11-06 Listed $55,000 MiRealSource-MiMLS

Property tax history

+17.1%/yr

Latest (2024): $1,218 · +81.9% YoY. Source: county tax records.