220 Parker Ave · Benton Harbor, MI 49022

$80,000

3 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 25 Days on market

Built 1936 6,470 sqft lot Est $125k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• 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

Opportunity awaits at 220 Parker in Benton Harbor! This Cape Cod-style home offers tremendous potential and is ready for your vision. Approximately 80% of the home has been taken down to the studs, providing a head start for renovation and customization. Features include a spacious kitchen, two bedrooms, an enclosed front porch with large windows that fill the space with natural light, replacement windows, new siding, a new roof, and recessed lighting in the living room. The upper level features a versatile loft area that could serve as a home office, hobby room, or possible third bedroom. Plumbing is already in place for a potential second bathroom, creating even more possibilities for future expansion. Whether you're an investor, flipper, or buyer looking to build equity, this property offers a unique opportunity to create a home tailored to your needs.

Key facts

• New siding
• Spacious kitchen
• Recessed lighting

Tags

• SPACIOUS KITCHEN
• ENCLOSED FRONT PORCH
• REPLACEMENT WINDOWS
• NEW SIDING
• NEW ROOF
• RECESSED LIGHTING

Property features AI

Finance

• Other: Property listed as residential single-family residence
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Natural gas water heater
• Home design: Cape Cod-style single-family home; Built in 1936
• Construction: Vinyl siding construction; Shingle roof; Living area approximately 1,362
• Exterior features: 0.15-acre lot

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Heating present
• Interior features: Six total rooms; Replacement windows; Full Michigan-style basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 7.5% in Benton Harbor — 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 55/100 on livability (#671 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: Fair Plain Middle School (math 0% / reading 4%, grade F, #493 of 493 statewide, top 100%, 288 students, 97% FRL); Fair Plain Middle School (math 0% / reading 4%, grade F, #493 of 493 statewide, top 100%, 288 students, 97% FRL); Benton Harbor High School (math 5% / reading 5%, grade F, #704 of 713 statewide, top 100%, 495 students, 97% FRL).
• Market conditions: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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. 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?
4. Crime grade is F 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?
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: 2.26% ✓
• Cap rate: 20.13%
• Cash-on-cash: 49.43%
• DSCR: 3.20
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $125,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Searles Ave	0.07mi	2/1.0 (-1)	1,362 (0%)	7mo	$147,000	$108	86
1010 Salem Ave	0.02mi	2/1.0 (-1)	1,387 (+2%)	12mo	$128,000	$92	81
1267 Broadway	0.51mi	4/1.0 (+1)	1,352 (-1%)	6mo	$19,000	$14	65
694 Colfax Ave	0.43mi	3/2.5	1,478 (+8%)	4mo	$140,000	$95	57
1238 Broadway	0.48mi	3/1.5	1,197 (-12%)	3mo	$110,000	$92	53
833 Pearl St	0.52mi	2/2.0 (-1)	1,270 (-7%)	3mo	$99,270	$78	53
814 Columbus Ave	0.56mi	4/2.0 (+1)	1,436 (+5%)	4mo	$144,000	$100	52
863 Colfax Ave	0.26mi	2/1.0 (-1)	1,180 (-13%)	10mo	$125,000	$106	52
1120 Monroe St	0.71mi	3/1.5	1,280 (-6%)	5mo	$65,000	$51	51
377 Western Ave	0.55mi	2/1.0 (-1)	1,214 (-11%)	8mo	$195,000	$161	44
410 Division St	0.66mi	4/2.0 (+1)	1,492 (+10%)	2mo	$25,000	$17	42
460 Colfax Ave	0.70mi	3/1.0	1,532 (+12%)	7mo	$99,900	$65	41

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: 47.1%
• Equity multiple: 3.04×
• Total profit: $45,800
• Equity at exit: $11,928

10-year hold

• IRR: 52.8%
• Equity multiple: 6.16×
• Total profit: $115,547
• Equity at exit: $6,917

Cash invested: $22,400 (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: 184
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $923

Break-even live

Break-even rent $641

Max offer price $80,000

Occupancy floor 44%

Sensitivity live

Price	-10% $968	-5% $945	+0% $923	+5% $900	+10% $877
Rent	-10% $780	-5% $851	+0% $923	+5% $994	+10% $1,066
Rate	-1.0pp $963	-0.5pp $943	base $923	+0.5pp $902	+1.0pp $881

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	46d	1	0.70mi
187 Wayne St #13 Saint Joseph, MI	3.0	2.0	1500	$2,900	$1.93	46d	1	1.03mi

Listing history 21 events

1. 2026-06-23
   days on market $80,000 Active 25 DOM
2. 2026-06-22
   days on market $80,000 Active 24 DOM
3. 2026-06-19
   days on market $80,000 Active 22 DOM
4. 2026-06-18
   days on market $80,000 Active 21 DOM
5. 2026-06-17
   days on market $80,000 Active 20 DOM
6. 2026-06-16
   days on market $80,000 Active 19 DOM
7. 2026-06-15
   days on market $80,000 Active 18 DOM
8. 2026-06-14
   days on market $80,000 Active 16 DOM
9. 2026-06-13
   days on market $80,000 Active 15 DOM
10. 2026-06-10
    days on market $80,000 Active 13 DOM
11. 2026-06-09
    days on market $80,000 Active 12 DOM
12. 2026-06-08
    days on market $80,000 Active 11 DOM
13. 2026-06-07
    days on market $80,000 Active 10 DOM
14. 2026-06-03
    days on market $80,000 Active 6 DOM
15. 2026-06-02
    days on market $80,000 Active 5 DOM
16. 2026-06-01
    days on market $80,000 Active 4 DOM
17. 2026-05-31
    days on market $80,000 Active 3 DOM
18. 2026-05-30
    days on market $80,000 Active 2 DOM
19. 2026-05-28
    listed $80,000 Active

    Show marketing remark (867 chars)

    Opportunity awaits at 220 Parker in Benton Harbor! This Cape Cod-style home offers tremendous potential and is ready for your vision. Approximately 80% of the home has been taken down to the studs, providing a head start for renovation and customization. Features include a spacious kitchen, two bedrooms, an enclosed front porch with large windows that fill the space with natural light, replacement windows, new siding, a new roof, and recessed lighting in the living room. The upper level features a versatile loft area that could serve as a home office, hobby room, or possible third bedroom. Plumbing is already in place for a potential second bathroom, creating even more possibilities for future expansion. Whether you're an investor, flipper, or buyer looking to build equity, this property offers a unique opportunity to create a home tailored to your needs.

20. 2026-05-28
    listed $80,000 Active 867-char remark

    Show marketing remark (867 chars)

    Opportunity awaits at 220 Parker in Benton Harbor! This Cape Cod-style home offers tremendous potential and is ready for your vision. Approximately 80% of the home has been taken down to the studs, providing a head start for renovation and customization. Features include a spacious kitchen, two bedrooms, an enclosed front porch with large windows that fill the space with natural light, replacement windows, new siding, a new roof, and recessed lighting in the living room. The upper level features a versatile loft area that could serve as a home office, hobby room, or possible third bedroom. Plumbing is already in place for a potential second bathroom, creating even more possibilities for future expansion. Whether you're an investor, flipper, or buyer looking to build equity, this property offers a unique opportunity to create a home tailored to your needs.

21. 2026-05-28
    listed $80,000 Active 867-char remark

    Show marketing remark (867 chars)

    Opportunity awaits at 220 Parker in Benton Harbor! This Cape Cod-style home offers tremendous potential and is ready for your vision. Approximately 80% of the home has been taken down to the studs, providing a head start for renovation and customization. Features include a spacious kitchen, two bedrooms, an enclosed front porch with large windows that fill the space with natural light, replacement windows, new siding, a new roof, and recessed lighting in the living room. The upper level features a versatile loft area that could serve as a home office, hobby room, or possible third bedroom. Plumbing is already in place for a potential second bathroom, creating even more possibilities for future expansion. Whether you're an investor, flipper, or buyer looking to build equity, this property offers a unique opportunity to create a home tailored to your needs.

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$294/yr (+$24/mo · 45.6%)

ⓘ 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: $21,710
• − Mortgage interest: −$4,481
• − Property taxes: −$644
• − Insurance: −$400
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,327
• Taxable income: $10,383
• Est. tax owed @ 24.0%: −$2,492
• After-tax cash flow: $8,580/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 Harbor

• Score: 55/100
• State rank: #671
• US rank: #23724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton Harbor, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $80,000 MiRealSource-MiMLS
• 2026-05-28 Listed $80,000 REALCOMP
• 2026-05-28 Listed $80,000 SW Michigan MLS

Property tax history

+0.4%/yr

Latest (2024): $644 · +3.9% YoY. Source: county tax records.