3017 Johnson Rd Lot 57 · Stevensville, MI 49127

$49,900

2 bd · 2.0 ba · 0 sqft · Other public records · 79 Days on market

Built 1974 $565/mo HOA · 45% of rent ↓ 12% since listing

---

Why this score? — see what drove the C 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 +21.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

Key facts

• Close to medical
• Sunroom addition
• Close to shopping

Tags

• LAKESHORE ESTATES PARK
• SUNROOM ADDITION
• AUTOMATIC SPRINKLER SYSTEM
• CLOSE TO SHOPPING
• CLOSE TO MEDICAL
• CLOSE TO INTERSTATE ACCESS

Property features AI

Finance

• HOA & community: Monthly association fee of 565 which includes water, trash, and sewer; Has an association

Exterior

• Parking: Carport; No attached garage
• Utilities: Public water; Natural gas available; Electricity available
• Home design: Residential property; Other architectural style; Built in 1974
• Construction: Other construction materials; Shingle roof
• Exterior features: Leased land; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $75 ($895/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: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.2% in Stevensville — 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 72/100 on livability (#236 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lakeshore School District (Berrien) (suburban): math 56% / reading 65% proficiency, ranked #37 of 540 in MI (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 103 active listings in the ZIP; solid renter incomes; 397 units permitted in Berrien County in 2024 (40 in 5+ unit buildings).
• This rent is only 16% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 79 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.50% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-2,967
• Equity at exit: $7,440

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $5,023
• Equity at exit: $4,314

Cash invested: $13,972 (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 49127

• Active inventory: 103
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$565
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $75

Break-even live

Break-even rent $1,152

Max offer price $49,900

Occupancy floor 89%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $565 · $6,780/yr
• Likely covers: watersewertrash

Listing history 24 events

1. 2026-06-19
   days on market $49,900 Active 79 DOM
2. 2026-06-18
   days on market $49,900 Active 78 DOM
3. 2026-06-17
   days on market $49,900 Active 77 DOM
4. 2026-06-16
   days on market $49,900 Active 76 DOM
5. 2026-06-15
   days on market $49,900 Active 75 DOM
6. 2026-06-14
   days on market $49,900 Active 73 DOM
7. 2026-06-13
   days on market $49,900 Active 72 DOM
8. 2026-06-10
   days on market $49,900 Active 70 DOM
9. 2026-06-09
   days on market $49,900 Active 69 DOM
10. 2026-06-08
    days on market $49,900 Active 68 DOM
11. 2026-06-07
    pricedays on market $49,900 Active 67 DOM
12. 2026-06-02
    days on market $50,000 Active 62 DOM
13. 2026-06-01
    days on market $50,000 Active 61 DOM
14. 2026-05-31
    days on market $50,000 Active 60 DOM
15. 2026-05-30
    days on market $50,000 Active 59 DOM
16. 2026-05-16
    price $50,000 998-char remark

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

17. 2026-05-15
    price $50,000 998-char remark

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

18. 2026-05-15
    price $50,000

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

19. 2026-04-28
    price $55,000 998-char remark

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

20. 2026-04-27
    price $55,000 998-char remark

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

21. 2026-04-27
    price $55,000

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

22. 2026-04-01
    listed $57,000 Active 998-char remark

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

23. 2026-04-01
    listed $57,000 Active 998-char remark

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

24. 2026-04-01
    listed $57,000 Active

    Show marketing remark (998 chars)

    Situated in Southwest Michigan in a quiet and clean, age restricted community is where you will find this 2 bedroom home. The camaraderie in the Lakeshore Estates Park exceeds most home owner's expectations for retirement years. The home has had 2 expansions that will provide you with plenty of extra space providing both comfort and privacy. Enjoy the sunroom addition that opens up to a light and bright space no matter the season. Several improvements have been made to the home. .. Exterior painted in 2025, new front storm door in 2023, washer, dryer and refrigerator in 2023, new interior paneling in 2026, some windows replaced in 2016, carpet 2015 and furnace/AC in 2017. Several outlets have been replaced and automatic sprinkler system was installed in 2020. The monthly lot rent is $565 and includes water, sewer and trash. Location is close to shopping, medical, interstate access, beaches and restaurants. No pets allowed. Please go to continental properties.com for park application.

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,954
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$6,780
• − Depreciation: −$1,452
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $767/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: Lakeshore School District (Berrien)
• NCES district ID: 2620820
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 65% ▲ 2.00%
• Median HH income: $63,449
• Composite: 52.75/100
• National rank: #1546
• State rank: #37 of 540 in MI

Livability — Stevensville

• Score: 72/100
• State rank: #236
• US rank: #5954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stevensville, MI
• County: Berrien County · 71,477 people
• City population: 11,155
• Metro: Niles, MI
• Population (ZIP): 11,155
• Household income: $93,338
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 100.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 3%
• Common ancestry: Romanian 7% Iranian 4% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -297.38%
• Current HPI: 209.9306
• Rent YoY: —
• Metro: Niles, MI
• 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

-12.3% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $50,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $50,000 REALCOMP
• 2026-05-15 Price Changed $50,000 SW Michigan MLS
• 2026-04-28 Price Changed $55,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $55,000 REALCOMP
• 2026-04-27 Price Changed $55,000 SW Michigan MLS
• 2026-04-01 Listed $57,000 SW Michigan MLS
• 2026-04-01 Listed $57,000 REALCOMP
• 2026-04-01 Listed $57,000 MiRealSource-MiMLS