2330 E Main St Lot 62 · Niles, MI 49120

$59,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 79 Days on market

Built 2020 $62/sqft · at area comps Est $61k · at est.

---

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 +8.0/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready and waiting for you! This charming 2-bedroom, 2-bath home is located in a peaceful, well-maintained community and offers the perfect blend of comfort and style. Step inside to an open-concept layout with modern finishes and a chef-inspired kitchen--ideal for both everyday living and entertaining. The convenient laundry room just off the kitchen adds ease to your daily routine. The spacious primary suite features a full bath and a large closet, creating a comfortable retreat at the end of the day. Outside, enjoy the added storage of an 8x8 shed--perfect for tools, hobbies, or seasonal items. Ideally situated with easy access to Niles, Edwardsburg, South Bend, Mishawaka, Granger, and the University of Notre Dame, you'll love being close to shopping, dining, and entertainment. Don't miss this move-in ready home--schedule your showing today!

Key facts

• Large closet
• 8x8 shed
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• CONVENIENT LAUNDRY ROOM
• SPACIOUS PRIMARY SUITE
• LARGE CLOSET
• 8X8 SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 4.3% in Niles — 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 (#260 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime D-.
• Brandywine Community Schools (suburban): math 25% / reading 38% proficiency, ranked #342 of 540 in MI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y ago 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.
• Current owner paid $17k; list at $60k implies a 259% gain — meaningful room to come down on a strong offer.

Recommended offer $56,306 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.18%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $60,617
• List price: $59,900
• Delta: -1.18%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2330 E Main St #66	0.00mi	2/2.0	1,020 (+6%)	13mo	$39,900	$39	78
2330 E Main St Lot 55	0.00mi	2/1.0	980 (+2%)	17mo	$36,000	$37	78
2330 E Main St Lot 54	0.00mi	2/2.0	928 (-3%)	22mo	$64,000	$69	76
2330 E Main St #94	0.12mi	3/1.5 (+1)	1,020 (+6%)	17mo	$37,499	$37	63
2330 E Main St Lot 36	0.00mi	2/2.0	1,088 (+13%)	21mo	$30,000	$28	60
1016 Edwards St	0.66mi	2/1.0	840 (-12%)	20mo	$62,000	$74	28

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $20,736
• Equity at exit: $8,931

10-year hold

• IRR: 36.9%
• Equity multiple: 4.42×
• Total profit: $57,303
• Equity at exit: $5,179

Cash invested: $16,772 (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 49120

• Active inventory: 208
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $478

Break-even live

Break-even rent $524

Max offer price $59,900

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 E Main St Niles, MI	1.0–3.0	1.0–2.0	857	$910	$1.06	14d	1	0.62mi
2203 Spansail Dr Niles, MI	1.0–2.0	1.0	812	$1,257	$1.55	14d	7	1.16mi
2209 Spansail Dr Unit 39 Niles, MI	2.0	1.0	825	$1,323	$1.60	21d	1	1.19mi
1729 Oak St Niles, MI	1.0–2.0	1.0	825	$1,050	$1.27	14d	2	1.28mi
411 Fort St Niles, MI	2.0	2.0	794	$1,708	$2.15	14d	1	1.29mi

Listing history 29 events

1. 2026-06-18
   days on market $59,900 Active 79 DOM
2. 2026-06-17
   days on market $59,900 Active 78 DOM
3. 2026-06-16
   days on market $59,900 Active 77 DOM
4. 2026-06-15
   days on market $59,900 Active 76 DOM
5. 2026-06-14
   days on market $59,900 Active 74 DOM
6. 2026-06-13
   days on market $59,900 Active 73 DOM
7. 2026-06-10
   days on market $59,900 Active 71 DOM
8. 2026-06-09
   days on market $59,900 Active 70 DOM
9. 2026-06-08
   days on market $59,900 Active 69 DOM
10. 2026-06-07
    days on market $59,900 Active 68 DOM
11. 2026-06-05
    days on market $59,900 Active 65 DOM
12. 2026-06-02
    days on market $59,900 Active 63 DOM
13. 2026-06-01
    days on market $59,900 Active 62 DOM
14. 2026-05-31
    days on market $59,900 Active 61 DOM
15. 2026-05-30
    days on market $59,900 Active 60 DOM
16. 2026-03-31
    listed $59,900 Active 863-char remark

    Show marketing remark (863 chars)

    Move-In Ready and waiting for you! This charming 2-bedroom, 2-bath home is located in a peaceful, well-maintained community and offers the perfect blend of comfort and style. Step inside to an open-concept layout with modern finishes and a chef-inspired kitchen--ideal for both everyday living and entertaining. The convenient laundry room just off the kitchen adds ease to your daily routine. The spacious primary suite features a full bath and a large closet, creating a comfortable retreat at the end of the day. Outside, enjoy the added storage of an 8x8 shed--perfect for tools, hobbies, or seasonal items. Ideally situated with easy access to Niles, Edwardsburg, South Bend, Mishawaka, Granger, and the University of Notre Dame, you'll love being close to shopping, dining, and entertainment. Don't miss this move-in ready home--schedule your showing today!

17. 2026-03-31
    listed $59,900 Active 863-char remark

    Show marketing remark (863 chars)

    Move-In Ready and waiting for you! This charming 2-bedroom, 2-bath home is located in a peaceful, well-maintained community and offers the perfect blend of comfort and style. Step inside to an open-concept layout with modern finishes and a chef-inspired kitchen--ideal for both everyday living and entertaining. The convenient laundry room just off the kitchen adds ease to your daily routine. The spacious primary suite features a full bath and a large closet, creating a comfortable retreat at the end of the day. Outside, enjoy the added storage of an 8x8 shed--perfect for tools, hobbies, or seasonal items. Ideally situated with easy access to Niles, Edwardsburg, South Bend, Mishawaka, Granger, and the University of Notre Dame, you'll love being close to shopping, dining, and entertainment. Don't miss this move-in ready home--schedule your showing today!

18. 2026-03-31
    listed $59,900 Active

    Show marketing remark (863 chars)

    Move-In Ready and waiting for you! This charming 2-bedroom, 2-bath home is located in a peaceful, well-maintained community and offers the perfect blend of comfort and style. Step inside to an open-concept layout with modern finishes and a chef-inspired kitchen--ideal for both everyday living and entertaining. The convenient laundry room just off the kitchen adds ease to your daily routine. The spacious primary suite features a full bath and a large closet, creating a comfortable retreat at the end of the day. Outside, enjoy the added storage of an 8x8 shed--perfect for tools, hobbies, or seasonal items. Ideally situated with easy access to Niles, Edwardsburg, South Bend, Mishawaka, Granger, and the University of Notre Dame, you'll love being close to shopping, dining, and entertainment. Don't miss this move-in ready home--schedule your showing today!

19. 2026-03-31
    historical

    Show marketing remark (863 chars)

    Move-In Ready and waiting for you! This charming 2-bedroom, 2-bath home is located in a peaceful, well-maintained community and offers the perfect blend of comfort and style. Step inside to an open-concept layout with modern finishes and a chef-inspired kitchen--ideal for both everyday living and entertaining. The convenient laundry room just off the kitchen adds ease to your daily routine. The spacious primary suite features a full bath and a large closet, creating a comfortable retreat at the end of the day. Outside, enjoy the added storage of an 8x8 shed--perfect for tools, hobbies, or seasonal items. Ideally situated with easy access to Niles, Edwardsburg, South Bend, Mishawaka, Granger, and the University of Notre Dame, you'll love being close to shopping, dining, and entertainment. Don't miss this move-in ready home--schedule your showing today!

20. 2026-03-30
    historical
21. 2025-10-31
    price $59,900
22. 2025-10-30
    price $59,900
23. 2025-10-30
    price $59,900
24. 2025-09-30
    listed $64,900 Active
25. 2025-09-30
    listed $64,900 Active
26. 1995-03-10
    soldstatus $16,700
27. 1995-03-10
    soldstatus $16,700
28. 1995-01-30
    listed $17,900
29. 1995-01-30
    listed $17,900

ⓘ 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 2/10 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: $13,544
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,743
• Taxable income: $5,081
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,513/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: Brandywine Community Schools
• NCES district ID: 2606600
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $46,075
• Composite: 27.02/100
• National rank: #7059
• State rank: #342 of 540 in MI

Livability — Niles

• Score: 72/100
• State rank: #260
• US rank: #6422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berrien County · 71,477 people
• City population: 36,495
• Metro: Niles, MI
• Population (ZIP): 36,495
• Household income: $65,148
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 782.0

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -345.26%
• Current HPI: 195.8214
• 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

+234.6% since first listed

14 events — show timeline

• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listed $59,900 SW Michigan MLS
• 2026-03-31 Listed $59,900 MiRealSource-MiMLS
• 2026-03-31 Listed $59,900 REALCOMP
• 2026-03-30 Listing Removed — REALCOMP
• 2025-10-31 Price Changed $59,900 MiRealSource-MiMLS
• 2025-10-30 Price Changed $59,900 REALCOMP
• 2025-10-30 Price Changed $59,900 SW Michigan MLS
• 2025-09-30 Listed $64,900 REALCOMP
• 2025-09-30 Listed $64,900 MiRealSource-MiMLS
• 1995-03-10 Sold (MLS) $16,700 REALCOMP
• 1995-03-10 Sold (MLS) $16,700 SW Michigan MLS
• 1995-01-30 Listed $17,900 REALCOMP
• 1995-01-30 Listed $17,900 SW Michigan MLS