1084 Hurd Ave · Benton Harbor, MI 49022

$59,900

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 18 Days on market

Built 1917 6,249 sqft lot Est $88k · 32% 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

2 bedroom, 2 story home in the Benton Harbor area. Has been used as a rental for years. Updated plumbing and water heater just a couple years ago. Laundry hookup in the dining area. Hard to beat for the money. Priced to sell!! Perfect starter or investment home.

Key facts

• Water heater
• Dining area
• Laundry hookup

Tags

• UPDATED PLUMBING
• WATER HEATER
• LAUNDRY HOOKUP
• DINING AREA

Property features AI

Exterior

• Utilities: Public water; Natural gas water heater
• Home design: Traditional-style single-family home; Single story
• Construction: Built in 1917; Wood siding and other exterior materials; Asphalt roof; Living area about 890
• Exterior features: Paved road access; Lot approximately 0.14 acres

Interior

• Kitchen: Kitchen (9 x 9)
• Bedrooms: Primary bedroom (12 x 12); Second bedroom (10 x 9)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space and partial Michigan-style basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 7.4% 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: 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: 178 active listings in the ZIP; 1 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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 $5k; list at $60k implies a 1098% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 1.85% ✓
• Cap rate: 16.19%
• Cash-on-cash: 35.33%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $88,064
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1152 Jennings Ave	0.26mi	2/1.0	720 (+5%)	8mo	$92,000	$128	73
1277 Parkway Dr	0.66mi	3/1.0 (+1)	712 (+4%)	1mo	$110,000	$154	58
1146 Coolidge Ave	0.36mi	2/1.0	777 (+13%)	7mo	$70,000	$90	56
1027 Superior St	0.42mi	2/1.0	780 (+13%)	5mo	$109,900	$141	54
1119 Bishop Ave	0.17mi	2/1.0	780 (+13%)	19mo	$89,500	$115	54
1332 Columbus Ave	0.59mi	2/1.0	744 (+8%)	12mo	$110,000	$148	49
423 E May St	0.45mi	2/1.0	636 (-8%)	22mo	$45,000	$71	48

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: 30.9%
• Equity multiple: 2.30×
• Total profit: $21,744
• Equity at exit: $8,931

10-year hold

• IRR: 38.1%
• Equity multiple: 4.54×
• Total profit: $59,420
• Equity at exit: $5,179

Cash invested: $16,772 (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: 178
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $494

Break-even live

Break-even rent $482

Max offer price $59,900

Occupancy floor 50%

Sensitivity live

Price	-10% $528	-5% $511	+0% $494	+5% $477	+10% $460
Rent	-10% $406	-5% $450	+0% $494	+5% $538	+10% $581
Rate	-1.0pp $524	-0.5pp $509	base $494	+0.5pp $478	+1.0pp $463

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1903 Union Ave Benton Harbor, MI	1.0–2.0	1.0	613	$1,107	$1.81	44d	2	1.11mi

Listing history 14 events

1. 2026-06-19
   days on market $59,900 Active 18 DOM
2. 2026-06-18
   days on market $59,900 Active 17 DOM
3. 2026-06-17
   days on market $59,900 Active 16 DOM
4. 2026-06-16
   days on market $59,900 Active 15 DOM
5. 2026-06-15
   days on market $59,900 Active 14 DOM
6. 2026-06-14
   days on market $59,900 Active 12 DOM
7. 2026-06-13
   days on market $59,900 Active 11 DOM
8. 2026-06-10
   days on market $59,900 Active 9 DOM
9. 2026-06-09
   days on market $59,900 Active 8 DOM
10. 2026-06-08
    days on market $59,900 Active 7 DOM
11. 2026-06-07
    days on market $59,900 Active 6 DOM
12. 2026-06-03
    days on market $59,900 Active 2 DOM
13. 2026-06-02
    remarks 262-char remark
14. 2026-06-02
    listed $59,900 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: $499 · $42/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$212/yr (+$18/mo · 42.4%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,284
• − Mortgage interest: −$3,355
• − Property taxes: −$499
• − Insurance: −$300
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,743
• Taxable income: $5,262
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,663/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

+201.0% since first listed

19 events — show timeline

• 2026-06-01 Listed $59,900 REALCOMP
• 2026-06-01 Listed $59,900 MiRealSource-MiMLS
• 2026-06-01 Listed $59,900 SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2008-06-16 Sold (MLS) $5,000 REALCOMP
• 2008-06-16 Sold (MLS) $5,000 SW Michigan MLS
• 2008-01-11 Listed $6,900 REALCOMP
• 2008-01-11 Listed $6,900 SW Michigan MLS
• 2006-07-31 Listing Removed — REALCOMP
• 2006-01-31 Listed $41,900 REALCOMP
• 2006-01-31 Listed $41,900 SW Michigan MLS
• 2003-08-31 Listing Removed — REALCOMP
• 2003-04-14 Listed $19,900 REALCOMP
• 2003-04-14 Listed $19,900 SW Michigan MLS
• 2003-03-27 Listing Removed — SW Michigan MLS
• 2003-03-27 Listing Removed — REALCOMP
• 2001-10-18 Listed $19,900 SW Michigan MLS
• 2001-10-18 Listed $19,900 REALCOMP

Property tax history

-1.9%/yr

Latest (2024): $499 · +4.2% YoY. Source: county tax records.