774 Lavette Ave · Benton Harbor, MI 49022

$150,000

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 5 Days on market

Built 1926 6,098 sqft lot Est $127k · 18% over

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Why this score? — see what drove the D+ 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this duplex in Benton Harbor, offering a great opportunity for investors or buyers looking for additional income. The property features a spacious 3 bedroom unit on the main level and a 2 bedroom, 1 bath unit upstairs, making it an excellent option for rental income or owner occupancy. The lower unit offers plenty of living space with three comfortable bedrooms, while the upper unit provides a functional layout with two bedrooms and a full bathroom. With separate living spaces, this property offers flexibility for tenants and owners alike. Conveniently located with easy access to shopping, major roadways, and less than 10 minutes from St. Joseph, this property puts you close to everything Southwest Michigan has to offer. Whether you're looking to expand your investment portfolio or live in one unit while renting the other, this duplex presents a fantastic opportunity with strong income potential.

Key facts

• Duplex
• 6,098 sq ft lot
• 4 parking spots

Tags

• DUPLEX
• SEPARATE LIVING SPACES
• EASY ACCESS TO SHOPPING
• STRONG INCOME POTENTIAL

Property features AI

Finance

• Other: Tax year 2024 - total tax amount $2,611
• Financial info: Two rental units: both occupied; Unit 1 rent: $1,000; Unit 2 rent: $850
• HOA & community: Landlord pays water and sewer

Exterior

• Utilities: Natural gas; Public water and sewer (landlord pays water/sewer)
• Home design: Multi-family property; Built in 1926; Avenue street designation
• Construction: Vinyl siding exterior; Basement foundation; Built in 1926
• Exterior features: Vinyl siding; Basement foundation; 0.14 acre lot with approximately 50 feet frontage

Interior

• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Multi-family layout (2 units)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: schools F, crime 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; 3 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 $1k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 $100k; list at $150k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1926 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $126,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
694 Colfax Ave	0.12mi	3/2.5	1,478 (+11%)	4mo	$140,000	$95	67
833 Pearl St	0.28mi	2/2.0 (-1)	1,270 (-5%)	3mo	$99,270	$78	67
202 Searles Ave	0.41mi	2/1.0 (-1)	1,362 (+2%)	7mo	$147,000	$108	67
863 Colfax Ave	0.11mi	2/1.0 (-1)	1,180 (-12%)	10mo	$125,000	$106	62
814 Columbus Ave	0.31mi	4/2.0 (+1)	1,436 (+8%)	4mo	$144,000	$100	61
1267 Broadway	0.65mi	4/1.0 (+1)	1,352 (+1%)	6mo	$19,000	$14	58
1120 Monroe St	0.66mi	3/1.5	1,280 (-4%)	5mo	$65,000	$51	56
885 Broadway	0.25mi	3/1.5	1,152 (-14%)	9mo	$125,000	$109	56
410 Division St	0.35mi	4/2.0 (+1)	1,492 (+12%)	2mo	$25,000	$17	53
460 Colfax Ave	0.39mi	3/1.0	1,532 (+15%)	7mo	$99,900	$65	52
1238 Broadway	0.62mi	3/1.5	1,197 (-10%)	3mo	$110,000	$92	50
1043 Jennings Ave	0.68mi	3/2.0	1,200 (-10%)	8mo	$160,000	$133	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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,081
• Equity at exit: $22,365

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $20,272
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $302

Break-even live

Break-even rent $1,218

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $387	-5% $345	+0% $302	+5% $260	+10% $217
Rent	-10% $176	-5% $239	+0% $302	+5% $365	+10% $429
Rate	-1.0pp $378	-0.5pp $340	base $302	+0.5pp $263	+1.0pp $224

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.45mi
187 Wayne St #13 Saint Joseph, MI	3.0	2.0	1500	$2,900	$1.93	44d	1	1.11mi
968 Chicago Ave Benton Harbor, MI	4.0	2.0	1350	$1,800	$1.33	44d	1	1.47mi

Listing history 7 events

1. 2026-06-19
   days on market $150,000 Active 5 DOM
2. 2026-06-18
   days on market $150,000 Active 4 DOM
3. 2026-06-17
   days on market $150,000 Active 3 DOM
4. 2026-06-16
   days on market $150,000 Active 2 DOM
5. 2026-06-15
   listing id $150,000 Active 1 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$478/yr (+$40/mo · 35.3%)

ⓘ 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: $19,203
• − Mortgage interest: −$8,402
• − Property taxes: −$1,355
• − Insurance: −$750
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,364
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,324/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

+50.2% since first listed

11 events — show timeline

• 2026-06-13 Listed $150,000 REALCOMP
• 2026-06-13 Listed $150,000 MiRealSource-MiMLS
• 2024-07-01 Sold (MLS) $99,900 SW Michigan MLS
• 2024-07-01 Sold (MLS) $99,900 MiRealSource-MiMLS
• 2024-07-01 Sold (MLS) $99,900 REALCOMP
• 2024-05-20 Pending — REALCOMP
• 2024-05-20 Pending — MiRealSource-MiMLS
• 2024-05-20 Pending — SW Michigan MLS
• 2024-04-23 Listed $99,900 SW Michigan MLS
• 2024-04-23 Listed $99,900 MiRealSource-MiMLS
• 2024-04-23 Listed $99,900 REALCOMP

Property tax history

+13.8%/yr

Latest (2024): $1,355 · +4.2% YoY. Source: county tax records.