786 Buss Ave · Benton Harbor, MI 49022

$139,900

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 30 Days on market

Built 1931 9,618 sqft lot Est $130k · 8% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• ARV discount +4.1/15.0
• 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

Fresh, bright, and move-in ready! This 3-bed, 1-bath two-story in Benton Harbor has been completely refreshed with neutral paint, stylish lighting, and durable new flooring throughout. A sun-splashed living room flows into the dining area, while the roomy kitchen offers abundant cabinet space and a blank canvas for your upgrades. Upstairs, three comfortable bedrooms share an updated full bath. The full basement is perfect for storage, workshop or extra living space. Outside, enjoy an oversized double lot--ideal for gardens, play, pets, or future expansion--plus off-street parking. Minutes to downtown restaurants, Lake Michigan beaches, and major highways, this home blends space, convenience, and fresh style at an affordable price. Schedule your tour today!

Key facts

• Roomy kitchen
• Oversized double lot
• Full basement

Tags

• SUN-SPLASHED LIVING ROOM
• ROOMY KITCHEN
• ABUNDANT CABINET SPACE
• FULL BASEMENT
• OVERSIZED DOUBLE LOT
• OFF-STREET PARKING

Property features AI

Exterior

• Utilities: Natural gas connected; Public water
• Home design: Traditional single-family residence; Built in 1931
• Construction: Vinyl siding; Asphalt roof; Living area approximately 1,460 total
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Kitchen (10 x 9)
• Bedrooms: Primary bedroom (10 x 10); Bedroom 2 (11 x 10); Bedroom 3 (11 x 8)
• Bathrooms: One full bathroom (primary bathroom 5 x 8)
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.5% in Benton Harbor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $967 of loan paydown is wiped out by about $4k 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 30 days — a 2% lower offer ($138k) 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 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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: 1.10% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $129,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 E Main St	0.32mi	3/1.0	1,667 (+14%)	1mo	$143,000	$86	60
575 Cass St	0.33mi	4/2.0 (+1)	1,600 (+10%)	3mo	$166,000	$104	57
199 S Mccord St	0.04mi	3/1.0	1,245 (-15%)	23mo	$97,000	$78	54
309 High St	0.58mi	4/1.0 (+1)	1,597 (+9%)	3mo	$30,000	$19	50
367 High St	0.51mi	3/1.0	1,374 (-6%)	22mo	$45,000	$33	48
793 Waukonda Ave	0.65mi	3/2.0	1,500 (+3%)	16mo	$160,000	$107	48
815 Pitkins Ave	0.43mi	3/2.0	1,289 (-12%)	14mo	$115,000	$89	44
720 Madison Ave	0.53mi	3/1.0	1,560 (+7%)	23mo	$105,000	$67	44
573 Columbus Ave	0.66mi	3/2.0	1,582 (+8%)	13mo	$198,000	$125	40
545 Columbus Ave	0.64mi	3/2.0	1,555 (+6%)	18mo	$162,000	$104	40
685 Superior St	0.73mi	3/1.0	1,309 (-10%)	19mo	$55,500	$42	33
1235 E Main St	0.62mi	4/1.0 (+1)	1,248 (-14%)	23mo	$155,000	$124	23

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,302
• Equity at exit: $20,860

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $26,290
• Equity at exit: $12,096

Cash invested: $39,172 (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: 184
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $336

Break-even live

Break-even rent $1,108

Max offer price $139,900

Occupancy floor 73%

Sensitivity live

Price	-10% $415	-5% $376	+0% $336	+5% $296	+10% $257
Rent	-10% $215	-5% $275	+0% $336	+5% $397	+10% $457
Rate	-1.0pp $406	-0.5pp $372	base $336	+0.5pp $300	+1.0pp $263

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
968 Chicago Ave Benton Harbor, MI	4.0	2.0	1350	$1,800	$1.33	45d	1	0.45mi
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.79mi

Listing history 20 events

1. 2026-06-22
   days on market $139,900 Active 30 DOM
2. 2026-06-19
   days on market $139,900 Active 28 DOM
3. 2026-06-18
   days on market $139,900 Active 27 DOM
4. 2026-06-17
   days on market $139,900 Active 26 DOM
5. 2026-06-16
   days on market $139,900 Active 25 DOM
6. 2026-06-15
   days on market $139,900 Active 24 DOM
7. 2026-06-14
   days on market $139,900 Active 22 DOM
8. 2026-06-13
   days on market $139,900 Active 21 DOM
9. 2026-06-10
   days on market $139,900 Active 19 DOM
10. 2026-06-09
    days on market $139,900 Active 18 DOM
11. 2026-06-08
    days on market $139,900 Active 17 DOM
12. 2026-06-07
    days on market $139,900 Active 16 DOM
13. 2026-06-03
    days on market $139,900 Active 12 DOM
14. 2026-06-02
    days on market $139,900 Active 11 DOM
15. 2026-06-01
    days on market $139,900 Active 10 DOM
16. 2026-05-31
    days on market $139,900 Active 9 DOM
17. 2026-05-30
    days on market $139,900 Active 8 DOM
18. 2026-05-22
    listed $139,900 Active

    Show marketing remark (766 chars)

    Fresh, bright, and move-in ready! This 3-bed, 1-bath two-story in Benton Harbor has been completely refreshed with neutral paint, stylish lighting, and durable new flooring throughout. A sun-splashed living room flows into the dining area, while the roomy kitchen offers abundant cabinet space and a blank canvas for your upgrades. Upstairs, three comfortable bedrooms share an updated full bath. The full basement is perfect for storage, workshop or extra living space. Outside, enjoy an oversized double lot--ideal for gardens, play, pets, or future expansion--plus off-street parking. Minutes to downtown restaurants, Lake Michigan beaches, and major highways, this home blends space, convenience, and fresh style at an affordable price. Schedule your tour today!

19. 2026-05-22
    listed $139,900 Active 766-char remark

    Show marketing remark (766 chars)

    Fresh, bright, and move-in ready! This 3-bed, 1-bath two-story in Benton Harbor has been completely refreshed with neutral paint, stylish lighting, and durable new flooring throughout. A sun-splashed living room flows into the dining area, while the roomy kitchen offers abundant cabinet space and a blank canvas for your upgrades. Upstairs, three comfortable bedrooms share an updated full bath. The full basement is perfect for storage, workshop or extra living space. Outside, enjoy an oversized double lot--ideal for gardens, play, pets, or future expansion--plus off-street parking. Minutes to downtown restaurants, Lake Michigan beaches, and major highways, this home blends space, convenience, and fresh style at an affordable price. Schedule your tour today!

20. 2026-05-22
    listed $139,900 Active 766-char remark

    Show marketing remark (766 chars)

    Fresh, bright, and move-in ready! This 3-bed, 1-bath two-story in Benton Harbor has been completely refreshed with neutral paint, stylish lighting, and durable new flooring throughout. A sun-splashed living room flows into the dining area, while the roomy kitchen offers abundant cabinet space and a blank canvas for your upgrades. Upstairs, three comfortable bedrooms share an updated full bath. The full basement is perfect for storage, workshop or extra living space. Outside, enjoy an oversized double lot--ideal for gardens, play, pets, or future expansion--plus off-street parking. Minutes to downtown restaurants, Lake Michigan beaches, and major highways, this home blends space, convenience, and fresh style at an affordable price. Schedule your tour today!

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$576/yr (+$48/mo · 57.4%)

ⓘ 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: $18,403
• − Mortgage interest: −$7,837
• − Property taxes: −$1,003
• − Insurance: −$700
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,070
• Taxable income: $1,850
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,588/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

• 2026-05-22 Listed $139,900 MiRealSource-MiMLS
• 2026-05-22 Listed $139,900 REALCOMP
• 2026-05-22 Listed $139,900 SW Michigan MLS

Property tax history

+0.8%/yr

Latest (2024): $1,003 · +4.2% YoY. Source: county tax records.