707 N Nottawa St · Sturgis, MI 49091

$93,000

5 bd · 2.0 ba · 1,734 sqft · SingleFamily public records · 9 Days on market

Built 1937 8,712 sqft lot $54/sqft · 42% below area Est $157k · 41% under ↓ 16% since listing

---

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

Listing remarks MLS

Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

Key facts

• Large front porch
• Separate dining area
• 8,712 sq ft lot

Tags

• LARGE FRONT PORCH
• SEPARATE DINING AREA
• MAIN FLOOR LAUNDRY ROOM
• PARTIALLY FENCED BACK YARD
• DETACHED TWO CAR GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas available; Electricity available; Natural gas water heater
• Home design: Traditional single-family home; Built in 1937
• Construction: Vinyl siding; Composition roof; Partial basement foundation
• Exterior features: 0.2-acre lot

Interior

• Kitchen: Kitchen (separate room)
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Storm windows; Partial Michigan-style basement; Ten total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Cap rate 11.2% vs local median 3.8% 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: 117 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 $643 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.59% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 5.3

CMA / ARV

• ARV (median comp): $157,012
• List price: $93,000
• Delta: -40.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 N Nottawa St	0.04mi	4/1.0 (-1)	1,680 (-3%)	8mo	$90,000	$54	77
402 N 4th St	0.19mi	4/2.5 (-1)	1,664 (-4%)	6mo	$200,000	$120	72
606 N Fourth St	0.20mi	4/2.0 (-1)	1,871 (+8%)	1mo	$215,000	$115	72
601 N Nottawa St	0.09mi	4/2.0 (-1)	1,962 (+13%)	10mo	$230,000	$117	60
409 N Prospect St	0.26mi	4/2.0 (-1)	1,552 (-10%)	16mo	$120,000	$77	52
103 S Prospect St	0.61mi	5/1.5	1,648 (-5%)	12mo	$160,000	$97	51
814 N Lakeview Ave	0.70mi	4/2.0 (-1)	1,560 (-10%)	3mo	$225,000	$144	43
508 N Clay St	0.31mi	4/1.0 (-1)	1,504 (-13%)	17mo	$75,000	$50	40
104 N Jefferson St	0.61mi	4/2.0 (-1)	1,904 (+10%)	12mo	$180,000	$95	40
403 North St	0.36mi	4/1.0 (-1)	1,500 (-14%)	15mo	$102,000	$68	39
100 N Prospect St	0.55mi	4/1.5 (-1)	1,550 (-11%)	18mo	$165,000	$106	34
404 N Lakeview Ave	0.48mi	4/1.0 (-1)	1,517 (-12%)	20mo	$115,000	$76	32

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $9,274
• Equity at exit: $13,867

10-year hold

• IRR: 18.3%
• Equity multiple: 2.53×
• Total profit: $39,727
• Equity at exit: $8,041

Cash invested: $26,040 (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: 117
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$259 /mo · $3,102/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $381

Break-even live

Break-even rent $994

Max offer price $93,000

Occupancy floor 69%

Sensitivity live

Price	-10% $433	-5% $407	+0% $381	+5% $354	+10% $328
Rent	-10% $264	-5% $322	+0% $381	+5% $439	+10% $497
Rate	-1.0pp $427	-0.5pp $404	base $381	+0.5pp $356	+1.0pp $332

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-05-08
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

2. 2026-05-08
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

3. 2026-05-08
   status Pending

   Show marketing remark (395 chars)

   Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

4. 2026-04-28
   listed $93,000 Active 395-char remark

   Show marketing remark (395 chars)

   Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

5. 2026-04-28
   listed $93,000 Active 395-char remark

   Show marketing remark (395 chars)

   Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

6. 2026-04-28
   listed $93,000 Active

   Show marketing remark (395 chars)

   Cute two story home with a large front porch that is very inviting for those perfect summer porch sitting days! Nice size rooms plus large kitchen with separate dining area. Main floor laundry room. Nice size partially fenced back yard for that extra privacy and a large detached two car garage. Located in town with sidewalks to enjoy long walks around the neighborhood or walk to local stores.

7. 2023-06-01
   soldstatus $190,000 Sold
8. 2023-06-01
   soldstatus $190,000 Closed
9. 2023-06-01
   soldstatus $190,000 Sold
10. 2023-06-01
    soldstatus $190,000
11. 2023-04-30
    status Pending
12. 2023-04-30
    status Pending
13. 2023-04-30
    status Pending
14. 2023-04-24
    status Active
15. 2023-04-24
    status Active
16. 2023-04-24
    status Active
17. 2023-03-23
    price $195,000
18. 2023-03-23
    price $195,000
19. 2023-03-22
    historical Accepting Backup Offers
20. 2023-03-22
    historical Accepting Backup Offers
21. 2023-03-22
    historical Active - Backup Offers Accepted
22. 2023-03-22
    price $195,000
23. 2023-03-22
    status Active
24. 2023-03-22
    status Active
25. 2023-03-22
    status Active
26. 2023-03-10
    status Pending
27. 2023-03-10
    status Pending
28. 2023-03-10
    status Pending
29. 2023-01-17
    price $190,000
30. 2023-01-17
    price $190,000
31. 2023-01-17
    price $190,000
32. 2022-12-02
    price $195,000
33. 2022-12-01
    price $195,000
34. 2022-11-30
    listed $198,900 Active
35. 2022-11-30
    listed $195,000 Active
36. 2022-11-30
    listed $198,900 Active
37. 2022-06-07
    soldstatus $115,000
38. 2022-05-26
    soldstatus $115,000 Sold
39. 2022-05-26
    soldstatus $115,000 Sold
40. 2022-05-09
    status Pending
41. 2022-05-09
    status Pending
42. 2022-05-01
    listed $111,000 Active
43. 2022-05-01
    listed $111,000 Active
44. 2022-05-01
    listed $111,000

ⓘ 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: $3,102 · $259/mo
• Projected year-2 tax: $3,102 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,704
• − Mortgage interest: −$5,209
• − Property taxes: −$3,102
• − Insurance: −$465
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,705
• Taxable income: $3,389
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,753/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

• Census place: Sturgis, MI
• 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

-16.2% since first listed

44 events — show timeline

• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — SW Michigan MLS
• 2026-04-28 Listed $93,000 SW Michigan MLS
• 2026-04-28 Listed $93,000 MiRealSource-MiMLS
• 2026-04-28 Listed $93,000 REALCOMP
• 2023-06-01 Sold (Public Records) $190,000 Public Records
• 2023-06-01 Sold (MLS) $190,000 SW Michigan MLS
• 2023-06-01 Sold (MLS) $190,000 MiRealSource-MiMLS
• 2023-06-01 Sold (MLS) $190,000 REALCOMP
• 2023-04-30 Pending — REALCOMP
• 2023-04-30 Pending — MiRealSource-MiMLS
• 2023-04-30 Pending — SW Michigan MLS
• 2023-04-24 Relisted — REALCOMP
• 2023-04-24 Relisted — MiRealSource-MiMLS
• 2023-04-24 Relisted — SW Michigan MLS
• 2023-03-23 Price Changed $195,000 MiRealSource-MiMLS
• 2023-03-23 Price Changed $195,000 REALCOMP
• 2023-03-22 Contingent — MiRealSource-MiMLS
• 2023-03-22 Contingent — REALCOMP
• 2023-03-22 Contingent — SW Michigan MLS
• 2023-03-22 Price Changed $195,000 SW Michigan MLS
• 2023-03-22 Relisted — MiRealSource-MiMLS
• 2023-03-22 Relisted — REALCOMP
• 2023-03-22 Relisted — SW Michigan MLS
• 2023-03-10 Pending — REALCOMP
• 2023-03-10 Pending — MiRealSource-MiMLS
• 2023-03-10 Pending — SW Michigan MLS
• 2023-01-17 Price Changed $190,000 MiRealSource-MiMLS
• 2023-01-17 Price Changed $190,000 REALCOMP
• 2023-01-17 Price Changed $190,000 SW Michigan MLS
• 2022-12-02 Price Changed $195,000 REALCOMP
• 2022-12-01 Price Changed $195,000 SW Michigan MLS
• 2022-11-30 Listed $198,900 SW Michigan MLS
• 2022-11-30 Listed $195,000 MiRealSource-MiMLS
• 2022-11-30 Listed $198,900 REALCOMP
• 2022-06-07 Sold (Public Records) $115,000 Public Records
• 2022-05-26 Sold (MLS) $115,000 SW Michigan MLS
• 2022-05-26 Sold (MLS) $115,000 REALCOMP
• 2022-05-09 Pending — REALCOMP
• 2022-05-09 Pending — SW Michigan MLS
• 2022-05-01 Listed $111,000 MiRealSource-MiMLS
• 2022-05-01 Listed $111,000 SW Michigan MLS
• 2022-05-01 Listed $111,000 REALCOMP

Property tax history

+10.8%/yr

Latest (2025): $3,102 · -16.4% YoY. Source: county tax records.