854 S Crystal Ave · Benton Heights, MI 49022

$89,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 17 Days on market

Built 1965 0.96 ac lot $73/sqft · 38% below area Est $145k · 38% 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 +22.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

Key facts

• Solid bones
• Spacious lot
• 0.96 acre lot

Tags

• SPACIOUS LOT
• DOUBLE-DOOR 2-CAR GARAGE
• EXTRA OUTBUILDING GARAGE
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#506 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Benton Harbor Area Schools (urban): math 4% / reading 7% proficiency, ranked #732 of 760 in MI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 179 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 8y ago; this cycle's ask has dropped $19k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $90k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 6.4

CMA / ARV

• ARV (median comp): $144,935
• List price: $89,900
• Delta: -37.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
766 S Crystal Ave	0.09mi	3/1.0	1,330 (+8%)	8mo	$150,000	$113	76

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,574
• Equity at exit: $13,404

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $9,191
• Equity at exit: $7,773

Cash invested: $25,172 (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 49022

• Active inventory: 179
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$263 /mo · $3,151/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $155

Break-even live

Break-even rent $977

Max offer price $89,900

Occupancy floor 82%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2088 E Empire Ave Unit 210 Benton Harbor, MI	3.0	2.0	960	$990	$1.03	43d	1	0.68mi
1218 Vincent Ct Benton Harbor, MI	2.0	1.0	705	$1,100	$1.56	43d	1	1.21mi
968 Chicago Ave Benton Harbor, MI	4.0	2.0	1350	$1,800	$1.33	43d	1	1.44mi
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.46mi

Listing history 36 events

1. 2026-06-19
   days on market $89,900 Active 17 DOM
2. 2026-06-18
   days on market $89,900 Active 16 DOM
3. 2026-06-17
   days on market $89,900 Active 15 DOM
4. 2026-06-16
   days on market $89,900 Active 14 DOM
5. 2026-06-15
   days on market $89,900 Active 13 DOM
6. 2026-06-14
   days on market $89,900 Active 11 DOM
7. 2026-06-13
   days on market $89,900 Active 10 DOM
8. 2026-06-10
   days on market $89,900 Active 8 DOM
9. 2026-06-09
   days on market $89,900 Active 7 DOM
10. 2026-06-08
    days on market $89,900 Active 6 DOM
11. 2026-06-07
    days on market $89,900 Active 5 DOM
12. 2026-06-03
    days on marketlisting id $89,900 Active 1 DOM
13. 2026-04-03
    price $99,000 671-char remark

    Show marketing remark (671 chars)

    Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

14. 2026-04-02
    price $99,000 671-char remark

    Show marketing remark (671 chars)

    Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

15. 2026-04-02
    price $99,000

    Show marketing remark (671 chars)

    Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

16. 2025-12-29
    listed $109,000 Active 671-char remark

    Show marketing remark (671 chars)

    Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

17. 2025-12-29
    listed $109,000 Active 671-char remark

    Show marketing remark (671 chars)

    Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

18. 2025-12-29
    listed $109,000 Active

    Show marketing remark (671 chars)

    Prime Flipper Opportunity in Benton Township!This 3-bedroom, 1-bathroom home is a diamond in the rough, ready to be transformed into your dream project. Situated on a spacious, mostly cleared just under a 1 acre lot, this property offers endless possibilities. Most Windows are new and have been replaced. Key Features:Spacious Lot: Plenty of room for outdoor activities, gardening, or future expansion. Double-Door 2-Car Garage: Ample parking and storage space. Extra Outbuilding/Garage: Perfect for projects, hobbies, or additional storage. Solid Bones: A strong foundation for your renovation vision. Don't miss this chance to own a property with incredible potential.

19. 2025-09-15
    status Active
20. 2025-09-15
    historical
21. 2025-04-14
    status Active
22. 2025-04-14
    status Active
23. 2025-04-02
    historical Active Under Contract
24. 2025-04-02
    historical Keep Showing-Contgcy Appl
25. 2025-04-01
    status Active
26. 2025-04-01
    status Active
27. 2025-02-28
    historical Keep Showing-Contgcy Appl
28. 2025-02-28
    historical Active Under Contract
29. 2024-11-18
    listed $109,000 Active
30. 2024-11-18
    listed $109,000 Active
31. 2018-10-02
    soldstatus $47,000
32. 2018-10-02
    soldstatus $47,000 Sold
33. 2018-09-04
    status Pending
34. 2018-08-22
    listed $42,000
35. 2018-08-22
    listed $42,000 Active
36. 2018-08-22
    listed $42,000

ⓘ 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: $3,151 · $263/mo
• Projected year-2 tax: $3,151 · $263/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,076
• − Mortgage interest: −$5,036
• − Property taxes: −$3,151
• − Insurance: −$450
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,615
• Taxable income: $572
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,725/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: Benton Harbor Area Schools
• NCES district ID: 2604830
• Math proficiency: 4% ▬ 0.00%
• Reading proficiency: 7% ▬ 0.00%
• Median HH income: $27,038
• Composite: 7.53/100
• National rank: #14787
• State rank: #732 of 760 in MI

Livability — Benton Heights

• Score: 63/100
• State rank: #506
• US rank: #15039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton Heights, MI
• Population (ZIP): 29,796

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 37% Hispanic / Latino 7% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -309.81%
• Current HPI: 209.9723
• 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

+135.7% since first listed

24 events — show timeline

• 2026-04-03 Price Changed $99,000 MiRealSource-MiMLS
• 2026-04-02 Price Changed $99,000 REALCOMP
• 2026-04-02 Price Changed $99,000 SW Michigan MLS
• 2025-12-29 Listed $109,000 REALCOMP
• 2025-12-29 Listed $109,000 SW Michigan MLS
• 2025-12-29 Listed $109,000 MiRealSource-MiMLS
• 2025-09-15 Relisted — REALCOMP
• 2025-09-15 Listing Removed — MiRealSource-MiMLS
• 2025-04-14 Relisted — MiRealSource-MiMLS
• 2025-04-14 Relisted — REALCOMP
• 2025-04-02 Contingent — REALCOMP
• 2025-04-02 Contingent — MiRealSource-MiMLS
• 2025-04-01 Relisted — REALCOMP
• 2025-04-01 Relisted — MiRealSource-MiMLS
• 2025-02-28 Contingent — MiRealSource-MiMLS
• 2025-02-28 Contingent — REALCOMP
• 2024-11-18 Listed $109,000 REALCOMP
• 2024-11-18 Listed $109,000 MiRealSource-MiMLS
• 2018-10-02 Sold (MLS) $47,000 SW Michigan MLS
• 2018-10-02 Sold (MLS) $47,000 REALCOMP
• 2018-09-04 Pending — SW Michigan MLS
• 2018-08-22 Listed $42,000 MiRealSource-MiMLS
• 2018-08-22 Listed $42,000 SW Michigan MLS
• 2018-08-22 Listed $42,000 REALCOMP

Property tax history

+7.3%/yr

Latest (2024): $3,151 · +6.7% YoY. Source: county tax records.