711 Jones St · St. Joseph, MI 49085

$209,900

3 bd · 1.0 ba · 1,065 sqft · SingleFamily · 14 Days on market

Built 1900 2,483 sqft lot Est $239k · 12% 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 +12.9/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

Key facts

• Downtown location
• Dining
• New roof

Tags

• NEW ROOF
• DOWNTOWN LOCATION
• LOCAL SHOPS
• DINING

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; High-speed internet available
• Home design: Traditional style single-family residence; Living area approximately 1,065
• Construction: Vinyl siding; Composition roof; Built in 1900
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (12 x 12); Bedroom 2 (11 x 9); Bedroom 3 (12 x 10); Bedroom 4; Bedroom 5
• Bathrooms: 1 full bathroom; Primary bathroom; Additional bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; Pantry; 7 total rooms; Full basement; Sitting room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.0% vs local median 2.6% in St. Joseph — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Joseph Public Schools (suburban): math 53% / reading 64% proficiency, ranked #47 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.2%/yr); 221 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 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 $133k; list at $210k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $238,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Jones St	0.00mi	3/1.0	1,065 (0%)	1mo	$209,900	$197	99
810 Hoyt St	0.11mi	3/1.0	1,021 (-4%)	1mo	$220,000	$215	87
716 Price St	0.04mi	2/1.0 (-1)	1,102 (+4%)	11mo	$225,500	$205	78
1804 S State St	0.48mi	2/1.0 (-1)	1,068 (+0%)	0mo	$322,000	$301	72
912 Market St	0.26mi	2/1.5 (-1)	1,014 (-5%)	6mo	$147,400	$145	68
1008 Wayne St	0.17mi	2/1.5 (-1)	1,176 (+10%)	2mo	$249,900	$213	66
526 La Salle Ave	0.55mi	2/1.0 (-1)	1,068 (+0%)	4mo	$250,000	$234	66
1512 S State St	0.33mi	2/1.0 (-1)	1,133 (+6%)	4mo	$206,500	$182	65
807 Church St	0.15mi	2/1.0 (-1)	956 (-10%)	9mo	$250,000	$262	64
849 Lewis Ave	0.39mi	2/1.0 (-1)	1,146 (+8%)	9mo	$289,000	$252	57
1200 Mohawk Ln	0.62mi	2/1.0 (-1)	1,070 (+0%)	12mo	$262,500	$245	55
1018 Market St	0.32mi	2/2.0 (-1)	954 (-10%)	12mo	$214,000	$224	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-21,234
• Equity at exit: $31,297

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-18,228
• Equity at exit: $18,148

Cash invested: $58,772 (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 49085

• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$206 /mo · $2,468/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $299

Break-even live

Break-even rent $1,764

Max offer price $209,900

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Wayne St #13 Saint Joseph, MI	3.0	2.0	1500	$2,900	$1.93	43d	1	0.58mi

Listing history 39 events

1. 2026-04-30
   status Pending 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

2. 2026-04-30
   status Pending 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

3. 2026-04-30
   status Pending

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

4. 2026-04-20
   historical Accepting Backup Offers 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

5. 2026-04-20
   historical Active Under Contract 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

6. 2026-04-20
   historical Active - Backup Offers Accepted

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

7. 2026-04-16
   listed $209,900 Active 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

8. 2026-04-15
   listed $209,900 Active 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

9. 2026-04-15
   listed $209,900 Active

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home located in the heart of downtown St. Joseph. This well-maintained, move-in ready property offers a cozy and inviting atmosphere filled with character. New roof installed 2025. A great opportunity to own a home just moments from local shops, dining, and all that downtown has to offer.

10. 2019-09-13
    soldstatus $133,000
11. 2019-09-03
    soldstatus $133,000
12. 2019-09-03
    soldstatus $133,000 Sold
13. 2019-08-04
    historical Active Backup
14. 2019-07-26
    status Active
15. 2019-07-18
    historical Active Backup
16. 2019-07-16
    price $139,900
17. 2019-07-09
    price $149,900
18. 2019-06-14
    price $159,900
19. 2019-03-21
    listed $139,900
20. 2019-03-21
    historical
21. 2019-03-21
    listed $169,900 Active
22. 2019-03-21
    listed $139,900
23. 2019-03-21
    historical
24. 2018-12-17
    historical
25. 2018-10-23
    price $169,900
26. 2018-09-07
    listed $169,900
27. 2018-09-07
    listed $179,900 Active
28. 2018-09-07
    listed $169,900
29. 2018-06-07
    soldstatus $101,100
30. 2018-06-06
    soldstatus $101,100
31. 2018-06-06
    soldstatus $101,100 Sold
32. 2018-05-26
    historical Active Backup
33. 2018-05-16
    listed $99,900
34. 2018-05-16
    listed $99,900 Active
35. 2018-05-16
    listed $99,900
36. 1995-05-19
    soldstatus $38,000
37. 1995-05-19
    soldstatus $38,000
38. 1995-04-11
    listed $47,500
39. 1995-04-11
    listed $47,500

ⓘ 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: $2,468 · $206/mo
• Projected year-2 tax: $2,850 · $238/mo
• Expected delta: +$382/yr (+$32/mo · 15.5%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,719
• − Mortgage interest: −$11,758
• − Property taxes: −$2,468
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$6,106
• Taxable income: $223
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $3,538/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: St. Joseph Public Schools
• NCES district ID: 2632850
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $61,232
• Composite: 50.87/100
• National rank: #1795
• State rank: #47 of 540 in MI

Livability — St. Joseph

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Joseph, MI
• County: Berrien County · 71,477 people
• Metro: Niles, MI
• Population (ZIP): 23,827
• Household income: $104,969
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 277.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 6% Iranian 4% Italian 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 1% Chinese 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: ▼ -332.72%
• Current HPI: 207.2281
• Rent YoY: ▼ -0.24%
• 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

+341.9% since first listed

39 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-04-20 Contingent — MiRealSource-MiMLS
• 2026-04-20 Contingent — REALCOMP
• 2026-04-20 Contingent — SW Michigan MLS
• 2026-04-16 Listed $209,900 REALCOMP
• 2026-04-15 Listed $209,900 SW Michigan MLS
• 2026-04-15 Listed $209,900 MiRealSource-MiMLS
• 2019-09-13 Sold (Public Records) $133,000 Public Records
• 2019-09-03 Sold (MLS) $133,000 SW Michigan MLS
• 2019-09-03 Sold (MLS) $133,000 REALCOMP
• 2019-08-04 Contingent — SW Michigan MLS
• 2019-07-26 Relisted — SW Michigan MLS
• 2019-07-18 Contingent — SW Michigan MLS
• 2019-07-16 Price Changed $139,900 SW Michigan MLS
• 2019-07-09 Price Changed $149,900 SW Michigan MLS
• 2019-06-14 Price Changed $159,900 SW Michigan MLS
• 2019-03-21 Listing Removed — MiRealSource-MiMLS
• 2019-03-21 Listed $139,900 MiRealSource-MiMLS
• 2019-03-21 Listed $169,900 SW Michigan MLS
• 2019-03-21 Listing Removed — REALCOMP
• 2019-03-21 Listed $139,900 REALCOMP
• 2018-12-17 Listing Removed — SW Michigan MLS
• 2018-10-23 Price Changed $169,900 SW Michigan MLS
• 2018-09-07 Listed $169,900 MiRealSource-MiMLS
• 2018-09-07 Listed $179,900 SW Michigan MLS
• 2018-09-07 Listed $169,900 REALCOMP
• 2018-06-07 Sold (Public Records) $101,100 Public Records
• 2018-06-06 Sold (MLS) $101,100 SW Michigan MLS
• 2018-06-06 Sold (MLS) $101,100 REALCOMP
• 2018-05-26 Contingent — SW Michigan MLS
• 2018-05-16 Listed $99,900 MiRealSource-MiMLS
• 2018-05-16 Listed $99,900 SW Michigan MLS
• 2018-05-16 Listed $99,900 REALCOMP
• 1995-05-19 Sold (MLS) $38,000 REALCOMP
• 1995-05-19 Sold (MLS) $38,000 SW Michigan MLS
• 1995-04-11 Listed $47,500 REALCOMP
• 1995-04-11 Listed $47,500 SW Michigan MLS

Property tax history

+15.4%/yr

Latest (2024): $2,468 · +4.3% YoY. Source: county tax records.