31276 Water Rd · Sturgis, MI 49091

$129,900

2 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 93 Days on market

Built 1920 1.05 ac lot Est $105k · 23% over

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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 +18.3/30.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

Key facts

• 16x20 barn/workshop
• Metal roof
• One-car garage

Tags

• METAL ROOF
• 16X20 BARN/WORKSHOP
• MAIN FLOOR LAUNDRY
• SEPARATE STORAGE SHED
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.7% below list).
• Recommended offer: $113k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.0% in Sturgis — 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 73/100 on livability (#226 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Sturgis Public Schools (town): math 20% / reading 32% proficiency, ranked #413 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 125 units permitted in St. Joseph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Joseph 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 93 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $113,413 (12.7% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 13% 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 D-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 D 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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $105,327
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31276 Water Rd	0.00mi	3/1.0 (+1)	1,434 (+13%)	1mo	$118,450	$83	73

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-13,568
• Equity at exit: $19,369

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,338
• Equity at exit: $11,231

Cash invested: $36,372 (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 49091

• Active inventory: 113
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $118

Break-even live

Break-even rent $984

Max offer price $129,900

Occupancy floor 85%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-04-17
   status Pending 1100-char remark

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

2. 2026-04-17
   status Pending

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

3. 2026-04-01
   price $129,900 1100-char remark

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

4. 2026-04-01
   price $129,900

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

5. 2026-03-30
   status Active 1100-char remark

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

6. 2026-03-30
   status Active

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

7. 2026-03-18
   status Pending 1100-char remark

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

8. 2026-03-18
   status Pending

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

9. 2026-03-03
   price $139,900 1100-char remark

   Show marketing remark (1100 chars)

   Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

10. 2026-03-03
    price $139,900

    Show marketing remark (1100 chars)

    Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

11. 2026-02-04
    price $154,900 1100-char remark

    Show marketing remark (1100 chars)

    Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

12. 2026-02-04
    price $154,900

    Show marketing remark (1100 chars)

    Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

13. 2025-12-31
    listed $164,900 Active 1100-char remark

    Show marketing remark (1100 chars)

    Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

14. 2025-12-31
    listed $164,900 Active

    Show marketing remark (1100 chars)

    Nestled on a picturesque acre in charming Sturgis, MI, this enchanting farmhouse offers the perfect blend of rustic charm and potential for modern comfort. Awaiting your personal touch, this home features spacious living areas that promise ample room for gatherings or a quiet evening at home. The welcoming metal roof not only adds character but ensures durability against the elements. A notable highlight is the 16x20 barn/workshop a" ideal for hobbyists or as an artist's retreat a" providing endless possibilities to create or store. The convenience of main floor laundry complements the home's thoughtful layout while outside, a separate storage shed ensures you'll never run out of space. For those needing vehicle storage, the one-car garage provides security and protection from Miwinters. While this property does require some TLC to truly shine, its splendid location combined with intrinsic warmth makes it a remarkable investment opportunity. Don't miss this chance to own a slice of serene countryside life paired with all the conveniences awaiting just beyond your doorsteps!

15. 2020-07-20
    soldstatus $109,000
16. 2020-06-30
    soldstatus $109,000 489-char remark

    Show marketing remark (489 chars)

    Country location, 1.05 acres and 16x20 barn/workshop. Loads of potential, this 3 bedroom home has a newer metal roof 2-3 years old, brand new furnace and central air installed in 2019, updated electric and water heater. Spacious living room with hardwood floor under carpeting. Main level family room could easily be converted to another bedroom. Large bathroom, main floor laundry and attached garage. Barn plus additional storage shed. Large yard with shade trees and area for a garden.

17. 2020-06-30
    soldstatus $109,000 Sold

    Show marketing remark (489 chars)

    Country location, 1.05 acres and 16x20 barn/workshop. Loads of potential, this 3 bedroom home has a newer metal roof 2-3 years old, brand new furnace and central air installed in 2019, updated electric and water heater. Spacious living room with hardwood floor under carpeting. Main level family room could easily be converted to another bedroom. Large bathroom, main floor laundry and attached garage. Barn plus additional storage shed. Large yard with shade trees and area for a garden.

18. 2020-05-26
    status Pending
19. 2020-05-19
    status Active
20. 2020-05-08
    status Pending
21. 2020-03-09
    price $110,000
22. 2019-11-14
    price $115,000
23. 2019-10-30
    listed $110,000 489-char remark

    Show marketing remark (489 chars)

    Country location, 1.05 acres and 16x20 barn/workshop. Loads of potential, this 3 bedroom home has a newer metal roof 2-3 years old, brand new furnace and central air installed in 2019, updated electric and water heater. Spacious living room with hardwood floor under carpeting. Main level family room could easily be converted to another bedroom. Large bathroom, main floor laundry and attached garage. Barn plus additional storage shed. Large yard with shade trees and area for a garden.

24. 2019-10-30
    listed $128,500 Active

    Show marketing remark (489 chars)

    Country location, 1.05 acres and 16x20 barn/workshop. Loads of potential, this 3 bedroom home has a newer metal roof 2-3 years old, brand new furnace and central air installed in 2019, updated electric and water heater. Spacious living room with hardwood floor under carpeting. Main level family room could easily be converted to another bedroom. Large bathroom, main floor laundry and attached garage. Barn plus additional storage shed. Large yard with shade trees and area for a garden.

25. 2019-10-30
    listed $110,000

    Show marketing remark (489 chars)

    Country location, 1.05 acres and 16x20 barn/workshop. Loads of potential, this 3 bedroom home has a newer metal roof 2-3 years old, brand new furnace and central air installed in 2019, updated electric and water heater. Spacious living room with hardwood floor under carpeting. Main level family room could easily be converted to another bedroom. Large bathroom, main floor laundry and attached garage. Barn plus additional storage shed. Large yard with shade trees and area for a garden.

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$747/yr (+$62/mo · 147.2%)

ⓘ 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 ≥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: $13,610
• − Mortgage interest: −$7,276
• − Property taxes: −$507
• − Insurance: −$650
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,779
• Taxable loss: −$780
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $1,607/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: Sturgis Public Schools
• NCES district ID: 2633090
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $40,702
• Composite: 21.95/100
• National rank: #8220
• State rank: #413 of 540 in MI

Livability — Sturgis

• Score: 73/100
• State rank: #226
• US rank: #5687

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,448

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 58,726 people
• By 2030: 57,030 · -2.9%
• By 2040: 53,266 · -9.3%
• By 2050: 49,343 · -16.0%
• By 2075: 40,441 · -31.1%
• By 2100: 31,981 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 12% Native American 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 10% Romanian 4% Iranian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 79% English-only · Spanish 16% German/W. Germanic 4%

Political lean MEDSL · St. Joseph

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.2% · Other 1.5%
• 2008→2024 swing: -31.8pp toward R · 2008: -2.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+31.0 2012: R+12.3 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.64%
• Current HPI: 205.9474
• 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

+18.1% since first listed

25 events — show timeline

• 2026-04-17 Pending — REALCOMP
• 2026-04-17 Pending — Greater Lansing AoR
• 2026-04-01 Price Changed $129,900 REALCOMP
• 2026-04-01 Price Changed $129,900 Greater Lansing AoR
• 2026-03-30 Relisted — REALCOMP
• 2026-03-30 Relisted — Greater Lansing AoR
• 2026-03-18 Pending — REALCOMP
• 2026-03-18 Pending — Greater Lansing AoR
• 2026-03-03 Price Changed $139,900 REALCOMP
• 2026-03-03 Price Changed $139,900 Greater Lansing AoR
• 2026-02-04 Price Changed $154,900 REALCOMP
• 2026-02-04 Price Changed $154,900 Greater Lansing AoR
• 2025-12-31 Listed $164,900 Greater Lansing AoR
• 2025-12-31 Listed $164,900 REALCOMP
• 2020-07-20 Sold (Public Records) $109,000 Public Records
• 2020-06-30 Sold (MLS) $109,000 SW Michigan MLS
• 2020-06-30 Sold (MLS) $109,000 REALCOMP
• 2020-05-26 Pending — SW Michigan MLS
• 2020-05-19 Relisted — SW Michigan MLS
• 2020-05-08 Pending — SW Michigan MLS
• 2020-03-09 Price Changed $110,000 SW Michigan MLS
• 2019-11-14 Price Changed $115,000 SW Michigan MLS
• 2019-10-30 Listed $110,000 MiRealSource-MiMLS
• 2019-10-30 Listed $128,500 SW Michigan MLS
• 2019-10-30 Listed $110,000 REALCOMP

Property tax history

-3.3%/yr

Latest (2025): $507 · -66.5% YoY. Source: county tax records.