1565 M-63 #60 · Benton, MI 49022

$33,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 33 Days on market

Manufactured home Built 1979 Fair condition 5,000 sqft lot $45/sqft · 41% below area Est $56k · 41% under $560/mo HOA · 63% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +4.3/30.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.2/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -3.1

Listing remarks MLS

RARE OFFERING!!! Grab this nice 2 bedroom 728 square foot Mobile Home/single wide in North Shore Estates, Lot #60 for only $33,000! Newly remodeled, including appliances, flooring, and paint! Includes a large storage shed, situated in a very peaceful setting that backs up to a big beautiful ravine!! The lot lease is $560/month. Must have park approval to live here. Direct access to the new Lakeshore bike/walk path. Boat/RV storage area with gate and video security surveillance. CLUBHOUSE COMING SOON! Lake Michigan is across the street and Rocky Gap Beach is a mile away!! Located only 5 miles from exciting downtown St. Joe with great dining, shopping, entertainment as well as Harbor Shores World Class Resort & Golf Course!! Great for a permanent residence or for a vacation home. Must have park approval & financial approval for all viewings.

Key facts

• Boat rv storage area
• Large storage shed
• 5,000 sq ft lot

Tags

• LARGE STORAGE SHED
• BOAT RV STORAGE AREA
• VIDEO SECURITY SURVEILLANCE
• MILE AWAY ROCKY GAP BEACH
• 5 MILES FROM DOWNTOWN ST JOE

🏷️ Possibly a rental listed for sale. The $33,000 price doesn't fit this home's estimated sale value (~$56,150) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $33k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $20k (38.8% below list).
• Meets the 1% rule at list price ($886 rent vs $33k).
• Recommended offer: $20k (38.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 270 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $228 of loan paydown is wiped out by about $990 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 33 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 63% of rent.

Recommended offer $20,192 (38.8% 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 33 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.68% ✓
• Cap rate: 3.07%
• Cash-on-cash: -11.49%
• DSCR: 0.49
• GRM: 3.1

CMA / ARV

• ARV (median comp): $56,150
• List price: $33,000
• Delta: -41.23%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1565 M-63 #60	0.00mi	2/1.0	728 (0%)	3mo	$30,000	$41	98
1565 M-63 #63	0.00mi	2/1.0	747 (+3%)	5mo	$67,600	$90	92
1565 M-63 #49	0.00mi	2/2.0	840 (+15%)	1mo	$90,000	$107	70
1565 N M-63 #53	0.00mi	3/1.0 (+1)	904 (+24%)	3mo	$44,700	$49	67
165 Collins Ave	0.68mi	2/1.0	746 (+2%)	35mo	$45,000	$60	44
745 N Shore Dr	1.01mi	2/1.0	900 (+24%)	5mo	$129,000	$143	36
1219 Summer St	0.59mi	2/1.0	887 (+22%)	24mo	$68,000	$77	28
591 N Winans St	1.30mi	3/1.0 (+1)	840 (+15%)	15mo	$109,000	$130	22

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: -35.3%
• Equity multiple: -0.15×
• Total profit: $-10,627
• Equity at exit: $4,920

10-year hold

• IRR: -36.8%
• Equity multiple: -0.63×
• Total profit: $-15,060
• Equity at exit: $2,853

Cash invested: $9,240 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49022

• Active inventory: 270
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$560
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-89

Break-even live

Break-even rent $998

Max offer price $20,192

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-77	+0% $-89	+5% $-100	+10% $-111
Rent	-10% $-158	-5% $-123	+0% $-89	+5% $-54	+10% $-19
Rate	-1.0pp $-72	-0.5pp $-80	base $-89	+0.5pp $-97	+1.0pp $-106

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: $8,250
• Closing costs: $990
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Colonial Dr Unit 2 Benton Harbor, MI	2.0	1.0	750	$1,150	$1.53	1d	1	1.45mi

Property features AI

Finance

• HOA & community: Monthly association fee of 560Association covers snow removalPets allowed

Exterior

• Utilities: Public waterCable connectedHigh-speed internetElectric power
• Home design: Residential propertyOther architectural style
• Construction: Built in 1979Aluminum sidingMetal roofCrawl space foundation
• Exterior features: Leased landPaved road accessLocated on Lake Michigan

Interior

• Kitchen: OvenRefrigeratorKitchen (approx. 13.16 x 8.75)
• Bedrooms: Primary bedroom (approx. 13.16 x 10.08)Second bedroom (approx. 10.25 x 7.83)
• Bathrooms: 1 full bathroom (primary bathroom approx. 10.25 x 7.83)
• Heating & cooling: Forced air heating
• Interior features: Total of 5 roomsReplacement insulated windows
• Laundry & utility: Electric water heater

HOA detail $560/mo · $6,720/yr

• Likely covers: security

Listing history 50 events

1. 2026-07-06
   days on market $33,000 Active 33 DOM
2. 2026-07-05
   days on market $33,000 Active 32 DOM
3. 2026-07-04
   days on market $33,000 Active 31 DOM
4. 2026-07-03
   days on market $33,000 Active 30 DOM

   Show marketing remark (863 chars)

   RARE OFFERING!!! Grab this nice 2 bedroom 728 square foot Mobile Home/single wide in North Shore Estates, Lot #60 for only $33,000! Newly remodeled, including appliances, flooring, and paint! Includes a large storage shed, situated in a very peaceful setting that backs up to a big beautiful ravine!! The lot lease is $560/month. Must have park approval to live here. Direct access to the new Lakeshore bike/walk path. Boat/RV storage area with gate and video security surveillance. CLUBHOUSE COMING SOON! Lake Michigan is across the street and Rocky Gap Beach is a mile away!! Located only 5 miles from exciting downtown St. Joe with great dining, shopping, entertainment as well as Harbor Shores World Class Resort & Golf Course!! Great for a permanent residence or for a vacation home. Must have park approval & financial approval for all viewings.

5. 2026-07-02
   days on market $33,000 Active 29 DOM
6. 2026-07-01
   days on market $33,000 Active 28 DOM
7. 2026-06-30
   days on market $33,000 Active 27 DOM
8. 2026-06-29
   days on market $33,000 Active 26 DOM
9. 2026-06-28
   days on market $33,000 Active 25 DOM
10. 2026-06-28
    days on market $33,000 Active 24 DOM
11. 2026-06-27
    days on market $33,000 Active 23 DOM
12. 2026-06-26
    days on market $33,000 Active 22 DOM
13. 2026-06-23
    days on market $33,000 Active 19 DOM
14. 2026-06-22
    days on market $33,000 Active 18 DOM
15. 2026-06-19
    days on market $33,000 Active 16 DOM
16. 2026-06-18
    days on market $33,000 Active 15 DOM
17. 2026-06-17
    days on market $33,000 Active 14 DOM
18. 2026-06-16
    days on market $33,000 Active 13 DOM
19. 2026-06-15
    days on market $33,000 Active 12 DOM
20. 2026-06-14
    days on market $33,000 Active 10 DOM
21. 2026-06-13
    days on market $33,000 Active 9 DOM
22. 2026-06-10
    days on market $33,000 Active 7 DOM
23. 2026-06-09
    days on market $33,000 Active 6 DOM
24. 2026-06-08
    days on market $33,000 Active 5 DOM
25. 2026-06-07
    pricedays on marketlisting id $33,000 Active 4 DOM
26. 2026-03-15
    price $26,000 888-char remark
27. 2026-03-14
    price $26,000 894-char remark
28. 2026-03-14
    price $26,000
29. 2026-03-11
    price $26,500 888-char remark
30. 2026-03-10
    price $26,500 894-char remark
31. 2026-03-10
    price $26,500
32. 2026-02-28
    price $26,800 888-char remark
33. 2026-02-27
    price $26,800 894-char remark
34. 2026-02-27
    price $26,800
35. 2026-02-24
    price $26,900 888-char remark
36. 2026-02-24
    price $26,900 894-char remark
37. 2026-02-24
    price $26,900
38. 2026-02-16
    price $27,000 888-char remark
39. 2026-02-16
    price $27,000 894-char remark
40. 2026-02-16
    price $27,000
41. 2026-02-14
    price $27,200 888-char remark
42. 2026-02-13
    price $27,200 894-char remark
43. 2026-02-13
    price $27,200
44. 2026-02-09
    price $27,500 888-char remark
45. 2026-02-09
    price $27,500 894-char remark
46. 2026-02-09
    price $27,500
47. 2026-01-31
    price $27,800 888-char remark
48. 2026-01-30
    price $27,800 894-char remark
49. 2026-01-30
    price $27,800
50. 2026-01-25
    price $27,900 888-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,626
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$850
• − Management: −$850
• − HOA: −$6,720
• − Depreciation: −$960
• Taxable loss: −$1,263
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $-759/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,640–$10,920 screening

This mobile home is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — basic and could be upgraded
• Moderate exterior paint — moderate wear and could be refreshed

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom fixtures — modernizes the space and adds value ↑
• Both new flooring — improves aesthetics and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 2/100

Zoned Schools

Elementary Discovery Enrichment Center Middle Fair Plain Middle School F MI #493/493 Nat'l #13,994/14,009

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

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

Census & demographics

• County: Berrien · 149,273 people
• Metro: Niles, MI
• Population (ZIP): 29,796
• Household income: $39,859
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Monthly association fee of 560Association covers snow removalPets allowed

Exterior

• Utilities: Public waterCable connectedHigh-speed internetElectric power
• Home design: Residential propertyOther architectural style
• Construction: Built in 1979Aluminum sidingMetal roofCrawl space foundation
• Exterior features: Leased landPaved road accessLocated on Lake Michigan

Interior

• Kitchen: OvenRefrigeratorKitchen (approx. 13.16 x 8.75)
• Bedrooms: Primary bedroom (approx. 13.16 x 10.08)Second bedroom (approx. 10.25 x 7.83)
• Bathrooms: 1 full bathroom (primary bathroom approx. 10.25 x 7.83)
• Heating & cooling: Forced air heating
• Interior features: Total of 5 roomsReplacement insulated windows
• Laundry & utility: Electric water heater

Price history

+7.1% since first listed

38 events — show timeline

• 2026-07-03 Sold (MLS) $30,000 SW Michigan MLS
• 2026-07-03 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2026-07-03 Sold (MLS) $30,000 REALCOMP
• 2026-06-03 Listed $33,000 SW Michigan MLS
• 2026-06-03 Listed $33,000 MiRealSource-MiMLS
• 2026-06-03 Listed $33,000 REALCOMP
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-29 Listing Removed — Greater Lansing AoR
• 2026-05-29 Listing Removed — REALCOMP
• 2026-03-15 Price Changed $26,000 MiRealSource-MiMLS
• 2026-03-14 Price Changed $26,000 REALCOMP
• 2026-03-14 Price Changed $26,000 SW Michigan MLS
• 2026-03-11 Price Changed $26,500 MiRealSource-MiMLS
• 2026-03-10 Price Changed $26,500 REALCOMP
• 2026-03-10 Price Changed $26,500 SW Michigan MLS
• 2026-02-28 Price Changed $26,800 MiRealSource-MiMLS
• 2026-02-27 Price Changed $26,800 REALCOMP
• 2026-02-27 Price Changed $26,800 SW Michigan MLS
• 2026-02-24 Price Changed $26,900 MiRealSource-MiMLS
• 2026-02-24 Price Changed $26,900 REALCOMP
• 2026-02-24 Price Changed $26,900 SW Michigan MLS
• 2026-02-16 Price Changed $27,000 MiRealSource-MiMLS
• 2026-02-16 Price Changed $27,000 REALCOMP
• 2026-02-16 Price Changed $27,000 SW Michigan MLS
• 2026-02-14 Price Changed $27,200 MiRealSource-MiMLS
• 2026-02-13 Price Changed $27,200 REALCOMP
• 2026-02-13 Price Changed $27,200 SW Michigan MLS
• 2026-02-09 Price Changed $27,500 MiRealSource-MiMLS
• 2026-02-09 Price Changed $27,500 REALCOMP
• 2026-02-09 Price Changed $27,500 SW Michigan MLS
• 2026-01-31 Price Changed $27,800 MiRealSource-MiMLS
• 2026-01-30 Price Changed $27,800 REALCOMP
• 2026-01-30 Price Changed $27,800 SW Michigan MLS
• 2026-01-25 Price Changed $27,900 MiRealSource-MiMLS
• 2026-01-24 Price Changed $27,900 REALCOMP
• 2026-01-24 Price Changed $27,900 SW Michigan MLS
• 2025-12-16 Listed $28,000 MiRealSource-MiMLS
• 2025-12-16 Listed $28,000 REALCOMP