956 Union St · Benton Harbor, MI 49022

$49,999

2 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 7 Days on market

Built 1930 6,085 sqft lot ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

Key facts

• 6,085 sq ft lot
• Built 1930
• Listed 7 days

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 $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $50k).
• Cap rate 14.9% 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: 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 $345 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $30k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,999

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.61%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $111,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Monroe St	0.26mi	3/1.5 (+1)	1,280 (+5%)	5mo	$65,000	$51	68
1142 Bishop Ave	0.22mi	2/1.0	1,100 (-10%)	7mo	$118,000	$107	68
833 Pearl St	0.45mi	2/2.0	1,270 (+4%)	3mo	$99,270	$78	65
1086 Union Ave	0.15mi	3/1.0 (+1)	1,044 (-14%)	2mo	$80,000	$77	63
1129 Jennings Ave	0.22mi	2/1.0	1,045 (-14%)	5mo	$120,000	$115	63
1061 Agard Ave	0.14mi	3/1.0 (+1)	1,050 (-14%)	4mo	$133,000	$127	63
1132 Milton St	0.28mi	3/1.5 (+1)	1,344 (+11%)	2mo	$94,000	$70	60
1238 Broadway	0.60mi	3/1.5 (+1)	1,197 (-2%)	3mo	$110,000	$92	60
1277 Rose Ave	0.64mi	3/1.0 (+1)	1,254 (+3%)	4mo	$115,000	$92	56
1135 Lavette Ave	0.68mi	3/1.0 (+1)	1,105 (-9%)	0mo	$132,000	$119	48
1241 Pipestone Rd	0.62mi	2/1.0	1,040 (-14%)	5mo	$140,000	$135	43
885 Mineral Ave	0.71mi	3/1.0 (+1)	1,032 (-15%)	1mo	$24,000	$23	36

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $14,673
• Equity at exit: $7,455

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $42,195
• 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: 178
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $357

Break-even live

Break-even rent $476

Max offer price $49,999

Occupancy floor 57%

Sensitivity live

Price	-10% $385	-5% $371	+0% $357	+5% $343	+10% $329
Rent	-10% $284	-5% $320	+0% $357	+5% $394	+10% $430
Rate	-1.0pp $382	-0.5pp $370	base $357	+0.5pp $344	+1.0pp $331

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 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	0.33mi
1218 Vincent Ct Benton Harbor, MI	2.0	1.0	705	$1,100	$1.56	44d	1	1.44mi

Listing history 27 events

1. 2026-02-21
   status Pending 482-char remark

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

2. 2026-02-21
   status Pending 482-char remark

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

3. 2026-02-21
   status Pending

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

4. 2026-02-17
   price $49,999 482-char remark

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

5. 2026-02-16
   price $49,999 482-char remark

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

6. 2026-02-16
   price $49,999

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

7. 2026-02-12
   listed $79,900 Active 482-char remark

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

8. 2026-02-12
   listed $79,900 Active 482-char remark

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

9. 2026-02-12
   listed $79,900 Active

   Show marketing remark (482 chars)

   This house features 2 bedrooms and 1 bath on the main floor with a large family room with both front and back enclosed porches. Large basement with room to create your own additional living space. Upstairs has 2 additional rooms that are not finished. Could be made into bedrooms or many other possibilities. There are some updates (new electrical panel) but could us some personal TLC to make it your own. House is being sold in AS-IS'' condition. OWNER WILL LOOK AT ALL OFFERS !!!

10. 2024-10-18
    soldstatus $57,000 Sold
11. 2024-10-18
    soldstatus $57,000 Closed
12. 2024-10-18
    soldstatus $57,000 Sold
13. 2024-10-18
    soldstatus $57,000
14. 2024-08-31
    historical Accepting Backup Offers
15. 2024-08-30
    historical Accepting Backup Offers
16. 2024-08-30
    historical Active - Backup Offers Accepted
17. 2024-08-07
    listed $61,900 Active
18. 2024-08-07
    listed $61,900 Active
19. 2024-08-07
    listed $61,900 Active
20. 2022-07-05
    historical
21. 2022-07-05
    historical
22. 2022-07-04
    historical
23. 2022-02-04
    price $55,000
24. 2022-02-04
    price $55,000
25. 2022-01-04
    listed $60,000 Active
26. 2022-01-04
    listed $60,000 Active
27. 2022-01-04
    listed $55,000

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,134
• − Mortgage interest: −$2,801
• − Property taxes: −$1,115
• − Insurance: −$250
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$1,455
• Taxable income: $3,733
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,389/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

27 events — show timeline

• 2026-02-21 Pending — MiRealSource-MiMLS
• 2026-02-21 Pending — REALCOMP
• 2026-02-21 Pending — SW Michigan MLS
• 2026-02-17 Price Changed $49,999 MiRealSource-MiMLS
• 2026-02-16 Price Changed $49,999 REALCOMP
• 2026-02-16 Price Changed $49,999 SW Michigan MLS
• 2026-02-12 Listed $79,900 SW Michigan MLS
• 2026-02-12 Listed $79,900 REALCOMP
• 2026-02-12 Listed $79,900 MiRealSource-MiMLS
• 2024-10-18 Sold (Public Records) $57,000 Public Records
• 2024-10-18 Sold (MLS) $57,000 SW Michigan MLS
• 2024-10-18 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2024-10-18 Sold (MLS) $57,000 REALCOMP
• 2024-08-31 Contingent — REALCOMP
• 2024-08-30 Contingent — MiRealSource-MiMLS
• 2024-08-30 Contingent — SW Michigan MLS
• 2024-08-07 Listed $61,900 SW Michigan MLS
• 2024-08-07 Listed $61,900 MiRealSource-MiMLS
• 2024-08-07 Listed $61,900 REALCOMP
• 2022-07-05 Listing Removed — SW Michigan MLS
• 2022-07-05 Listing Removed — REALCOMP
• 2022-07-04 Listing Removed — MiRealSource-MiMLS
• 2022-02-04 Price Changed $55,000 REALCOMP
• 2022-02-04 Price Changed $55,000 SW Michigan MLS
• 2022-01-04 Listed $55,000 MiRealSource-MiMLS
• 2022-01-04 Listed $60,000 SW Michigan MLS
• 2022-01-04 Listed $60,000 REALCOMP

Property tax history

+4.0%/yr

Latest (2024): $1,115 · +29.3% YoY. Source: county tax records.