1621 Maple St · Niles, MI 49120

$89,500

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 70 Days on market

Built 1925 5,663 sqft lot Est $115k · 22% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Niles, this 2 bed, 1 bath home offers a bright and inviting space featuring beautiful light-toned hardwood flooring. The kitchen showcases unique custom cabinetry paired with durable Formica countertops and a modern stainless steel refrigerator. This residence offers peace of mind with a shingle roof and gutters only 4 years old. The well-maintained exterior features practical siding and a solid foundation. With updated electrical and plumbing systems throughout, this home is ready for its next chapter. A wonderful opportunity in a great location.

Key facts

• 5,663 sq ft lot
• Built 1925
• Listed 70 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Other water source; Other sewer
• Home design: Single family residence; One story
• Construction: Built with other construction materials; 616 sq ft above-grade finished area
• Exterior features: Lot approximately 0.13 acres (5,913 sq ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-.
• Niles Community Schools (urban): math 33% / reading 43% proficiency, ranked #248 of 540 in MI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 3 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).
• This rent is only 17% of the median local income ($65k/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 $619 of loan paydown is wiped out by about $3k 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 70 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1925 — 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. 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: 1.01% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $114,576
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 N 15th St	0.37mi	2/1.0	648 (+5%)	10mo	$164,500	$254	66
1615 Cherry St	0.06mi	2/1.0	696 (+13%)	14mo	$95,000	$136	64
1612 Taft St	0.32mi	2/1.0	576 (-6%)	15mo	$128,000	$222	62
2010 Baldwin Dr	0.33mi	2/1.0	672 (+9%)	9mo	$132,000	$196	62
1998 Baldwin Dr	0.26mi	2/1.0	700 (+14%)	18mo	$96,500	$138	50
429 S 9th St	0.68mi	1/1.0 (-1)	630 (+2%)	18mo	$67,500	$107	44
1717 Cass St	0.53mi	2/1.0	672 (+9%)	20mo	$124,900	$186	43

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-6,388
• Equity at exit: $13,345

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $4,875
• Equity at exit: $7,738

Cash invested: $25,060 (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: 8.2×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $127

Break-even live

Break-even rent $745

Max offer price $89,500

Occupancy floor 81%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 N 17th St Niles, MI	1.0	1.0	700	$925	$1.32	14d	1	0.54mi
1900 E Main St Niles, MI	1.0–3.0	1.0–2.0	857	$910	$1.06	14d	1	0.58mi
121 S 3rd St Unit 3 Niles, MI	1.0	1.0	750	$700	$0.93	21d	1	0.96mi

Listing history 28 events

1. 2026-06-19
   days on market $89,500 Active 70 DOM
2. 2026-06-18
   days on market $89,500 Active 69 DOM
3. 2026-06-17
   days on market $89,500 Active 68 DOM
4. 2026-06-16
   days on market $89,500 Active 67 DOM
5. 2026-06-15
   days on market $89,500 Active 66 DOM
6. 2026-06-14
   days on market $89,500 Active 64 DOM
7. 2026-06-13
   days on market $89,500 Active 63 DOM
8. 2026-06-10
   days on market $89,500 Active 61 DOM
9. 2026-06-09
   days on market $89,500 Active 60 DOM
10. 2026-06-08
    days on market $89,500 Active 59 DOM
11. 2026-06-07
    days on market $89,500 Active 58 DOM
12. 2026-06-05
    pricedays on market $89,500 Active 55 DOM
13. 2026-06-03
    days on market $94,500 Active 54 DOM
14. 2026-06-02
    days on market $94,500 Active 53 DOM
15. 2026-06-01
    days on market $94,500 Active 52 DOM
16. 2026-05-31
    days on market $94,500 Active 51 DOM
17. 2026-05-30
    days on market $94,500 Active 50 DOM
18. 2026-05-19
    price $94,500 564-char remark

    Show marketing remark (564 chars)

    Located in Niles, this 2 bed, 1 bath home offers a bright and inviting space featuring beautiful light-toned hardwood flooring. The kitchen showcases unique custom cabinetry paired with durable Formica countertops and a modern stainless steel refrigerator. This residence offers peace of mind with a shingle roof and gutters only 4 years old. The well-maintained exterior features practical siding and a solid foundation. With updated electrical and plumbing systems throughout, this home is ready for its next chapter. A wonderful opportunity in a great location.

19. 2026-05-18
    price $94,500
20. 2026-04-30
    price $98,500 564-char remark

    Show marketing remark (564 chars)

    Located in Niles, this 2 bed, 1 bath home offers a bright and inviting space featuring beautiful light-toned hardwood flooring. The kitchen showcases unique custom cabinetry paired with durable Formica countertops and a modern stainless steel refrigerator. This residence offers peace of mind with a shingle roof and gutters only 4 years old. The well-maintained exterior features practical siding and a solid foundation. With updated electrical and plumbing systems throughout, this home is ready for its next chapter. A wonderful opportunity in a great location.

21. 2026-04-30
    price $98,500

    Show marketing remark (564 chars)

    Located in Niles, this 2 bed, 1 bath home offers a bright and inviting space featuring beautiful light-toned hardwood flooring. The kitchen showcases unique custom cabinetry paired with durable Formica countertops and a modern stainless steel refrigerator. This residence offers peace of mind with a shingle roof and gutters only 4 years old. The well-maintained exterior features practical siding and a solid foundation. With updated electrical and plumbing systems throughout, this home is ready for its next chapter. A wonderful opportunity in a great location.

22. 2026-04-10
    listed $104,900 Active

    Show marketing remark (564 chars)

    Located in Niles, this 2 bed, 1 bath home offers a bright and inviting space featuring beautiful light-toned hardwood flooring. The kitchen showcases unique custom cabinetry paired with durable Formica countertops and a modern stainless steel refrigerator. This residence offers peace of mind with a shingle roof and gutters only 4 years old. The well-maintained exterior features practical siding and a solid foundation. With updated electrical and plumbing systems throughout, this home is ready for its next chapter. A wonderful opportunity in a great location.

23. 2026-04-10
    listed $104,900 Active 564-char remark

    Show marketing remark (564 chars)

    Located in Niles, this 2 bed, 1 bath home offers a bright and inviting space featuring beautiful light-toned hardwood flooring. The kitchen showcases unique custom cabinetry paired with durable Formica countertops and a modern stainless steel refrigerator. This residence offers peace of mind with a shingle roof and gutters only 4 years old. The well-maintained exterior features practical siding and a solid foundation. With updated electrical and plumbing systems throughout, this home is ready for its next chapter. A wonderful opportunity in a great location.

24. 2018-11-07
    soldstatus $60,000
25. 2005-12-21
    soldstatus $12,900 173-char remark

    Show marketing remark (173 chars)

    Fixer Upper in area of Nice Homes. Good Investment! PROPERTY BEING SOLD IN AS-IS CONDITION. Allow at least 7 days for offers. (Foreclosure - exempt from sellers disclosures)

26. 2005-12-21
    soldstatus $12,900

    Show marketing remark (173 chars)

    Fixer Upper in area of Nice Homes. Good Investment! PROPERTY BEING SOLD IN AS-IS CONDITION. Allow at least 7 days for offers. (Foreclosure - exempt from sellers disclosures)

27. 2005-11-30
    listed $11,900 173-char remark

    Show marketing remark (173 chars)

    Fixer Upper in area of Nice Homes. Good Investment! PROPERTY BEING SOLD IN AS-IS CONDITION. Allow at least 7 days for offers. (Foreclosure - exempt from sellers disclosures)

28. 2005-11-30
    listed $11,900

    Show marketing remark (173 chars)

    Fixer Upper in area of Nice Homes. Good Investment! PROPERTY BEING SOLD IN AS-IS CONDITION. Allow at least 7 days for offers. (Foreclosure - exempt from sellers disclosures)

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$196/yr (+$16/mo · 19.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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: $10,881
• − Mortgage interest: −$5,013
• − Property taxes: −$986
• − Insurance: −$448
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,604
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,508/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: Niles Community Schools
• NCES district ID: 2625560
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $39,281
• Composite: 31.77/100
• National rank: #5894
• State rank: #248 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

• Census place: Niles, MI
• 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

+694.1% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $94,500 MiRealSource-MiMLS
• 2026-05-18 Price Changed $94,500 REALCOMP
• 2026-04-30 Price Changed $98,500 MiRealSource-MiMLS
• 2026-04-30 Price Changed $98,500 REALCOMP
• 2026-04-10 Listed $104,900 REALCOMP
• 2026-04-10 Listed $104,900 MiRealSource-MiMLS
• 2018-11-07 Sold (Public Records) $60,000 Public Records
• 2005-12-21 Sold (MLS) $12,900 REALCOMP
• 2005-12-21 Sold (MLS) $12,900 SW Michigan MLS
• 2005-11-30 Listed $11,900 REALCOMP
• 2005-11-30 Listed $11,900 SW Michigan MLS

Property tax history

+2.3%/yr

Latest (2024): $986 · +4.8% YoY. Source: county tax records.