1558 W Shawnee Lot 163 · Baroda, MI 49101

$69,900

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 5 Days on market

Built 2020 Good condition ↓ 13% since listing

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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 +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 3-bedroom, 2-bath home located in the Shawnee community! Built in 2020, this newer home offers peace of mind for years to come. Step inside to a spacious, thoughtfully designed layout that provides both comfort and functionality. The home features a bright living area, a well-appointed kitchen, and generously sized bedrooms. Enjoy the privacy of your backyard--perfect for relaxing, entertaining, or simply unwinding after a long day. Monthly lot rent is $626 and includes water, sewer, and trash. Don't miss out on this great opportunity--schedule your showing today!

Key facts

• Built 2020
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Residential property; Other architectural style; Built in 2020
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Paved road access; Storage shed(s) on property

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: Total of 7 rooms; Basement (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 60/100 on livability (#598 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D, amenities F, commute 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.
• Zoned schools: Lakeshore Middle School (math 58% / reading 64%, grade B+, #49 of 493 statewide, top 10%, 611 students, 35% FRL); Lakeshore High School (math 46% / reading 75%, grade C+, #70 of 713 statewide, top 10%, 856 students, 30% FRL).
• Market conditions: 20 active listings in the ZIP; 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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.

Recommended offer $69,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.63% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.61%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $146,300
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1558 W Shawnee Rd #129	0.00mi	3/2.0	980 (-11%)	13mo	$35,000	$36	71
1856 Jayme Dr	0.48mi	3/1.5	1,092 (-1%)	12mo	$145,000	$133	65
1750 Jayme Dr	0.43mi	3/1.0	1,053 (-4%)	8mo	$250,000	$237	62

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $15,295
• Equity at exit: $10,422

10-year hold

• IRR: 27.6%
• Equity multiple: 3.43×
• Total profit: $47,646
• Equity at exit: $6,044

Cash invested: $19,572 (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 49101

• Active inventory: 20
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $418

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 58%

Sensitivity live

Price	-10% $466	-5% $442	+0% $418	+5% $394	+10% $369
Rent	-10% $328	-5% $373	+0% $418	+5% $463	+10% $508
Rate	-1.0pp $453	-0.5pp $435	base $418	+0.5pp $400	+1.0pp $381

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-22
   days on market $69,900 Active 5 DOM
2. 2026-06-19
   days on market $69,900 Active 3 DOM
3. 2026-06-18
   days on market $69,900 Active 2 DOM
4. 2026-06-17
   days on marketlisting id $69,900 Active 1 DOM
5. 2026-06-16
   days on market $69,900 Active 40 DOM
6. 2026-06-15
   days on market $69,900 Active 39 DOM
7. 2026-06-14
   days on market $69,900 Active 37 DOM
8. 2026-06-13
   days on market $69,900 Active 36 DOM
9. 2026-06-10
   days on market $69,900 Active 34 DOM
10. 2026-06-09
    days on market $69,900 Active 33 DOM
11. 2026-06-08
    days on market $69,900 Active 32 DOM
12. 2026-06-07
    days on market $69,900 Active 31 DOM
13. 2026-06-02
    days on market $69,900 Active 26 DOM
14. 2026-06-01
    days on market $69,900 Active 25 DOM
15. 2026-05-31
    days on market $69,900 Active 24 DOM
16. 2026-05-30
    days on market $69,900 Active 23 DOM
17. 2026-05-07
    listed $69,900 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome to this beautiful 3-bedroom, 2-bath home located in the Shawnee community! Built in 2020, this newer home offers peace of mind for years to come. Step inside to a spacious, thoughtfully designed layout that provides both comfort and functionality. The home features a bright living area, a well-appointed kitchen, and generously sized bedrooms. Enjoy the privacy of your backyard--perfect for relaxing, entertaining, or simply unwinding after a long day. Monthly lot rent is $626 and includes water, sewer, and trash. Don't miss out on this great opportunity--schedule your showing today!

18. 2026-05-07
    listed $69,900 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome to this beautiful 3-bedroom, 2-bath home located in the Shawnee community! Built in 2020, this newer home offers peace of mind for years to come. Step inside to a spacious, thoughtfully designed layout that provides both comfort and functionality. The home features a bright living area, a well-appointed kitchen, and generously sized bedrooms. Enjoy the privacy of your backyard--perfect for relaxing, entertaining, or simply unwinding after a long day. Monthly lot rent is $626 and includes water, sewer, and trash. Don't miss out on this great opportunity--schedule your showing today!

19. 2026-05-07
    listed $69,900 Active

    Show marketing remark (596 chars)

    Welcome to this beautiful 3-bedroom, 2-bath home located in the Shawnee community! Built in 2020, this newer home offers peace of mind for years to come. Step inside to a spacious, thoughtfully designed layout that provides both comfort and functionality. The home features a bright living area, a well-appointed kitchen, and generously sized bedrooms. Enjoy the privacy of your backyard--perfect for relaxing, entertaining, or simply unwinding after a long day. Monthly lot rent is $626 and includes water, sewer, and trash. Don't miss out on this great opportunity--schedule your showing today!

20. 2024-05-14
    historical
21. 2024-05-13
    historical
22. 2024-04-07
    price $69,900
23. 2024-04-07
    price $69,900
24. 2024-04-06
    price $69,900
25. 2024-02-12
    listed $74,900 Active
26. 2024-02-12
    listed $74,900 Active
27. 2024-02-04
    historical
28. 2024-02-04
    historical
29. 2023-11-25
    price $74,900
30. 2023-11-25
    price $74,900
31. 2023-11-24
    price $74,900
32. 2023-11-08
    listed $79,900 Active
33. 2023-11-08
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,683
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,033
• Taxable income: $4,147
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,017/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2020-built home offers a good condition with modern amenities and a well-maintained exterior. It's ready for a fresh coat of paint and updated flooring to maximize its value.

Value-add opportunities

• Both paint exterior — enhances curb appeal
• Both update flooring — modernizes interior
• Both install new curtains — improves aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal ↑
• Both update flooring — modernizes interior ↑
• Both install new curtains — improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Baroda

• Score: 60/100
• State rank: #598
• US rank: #19509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,939

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -177.66%
• Current HPI: 243.7837
• 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

-12.5% since first listed

17 events — show timeline

• 2026-05-07 Listed $69,900 SW Michigan MLS
• 2026-05-07 Listed $69,900 REALCOMP
• 2026-05-07 Listed $69,900 MiRealSource-MiMLS
• 2024-05-14 Listing Removed — MiRealSource-MiMLS
• 2024-05-13 Listing Removed — REALCOMP
• 2024-04-07 Price Changed $69,900 MiRealSource-MiMLS
• 2024-04-07 Price Changed $69,900 REALCOMP
• 2024-04-06 Price Changed $69,900 SW Michigan MLS
• 2024-02-12 Listed $74,900 MiRealSource-MiMLS
• 2024-02-12 Listed $74,900 REALCOMP
• 2024-02-04 Listing Removed — MiRealSource-MiMLS
• 2024-02-04 Listing Removed — REALCOMP
• 2023-11-25 Price Changed $74,900 MiRealSource-MiMLS
• 2023-11-25 Price Changed $74,900 REALCOMP
• 2023-11-24 Price Changed $74,900 SW Michigan MLS
• 2023-11-08 Listed $79,900 MiRealSource-MiMLS
• 2023-11-08 Listed $79,900 REALCOMP