413 W Saint Joseph St · Lawrence, MI 49064

$100,000

3 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 76 Days on market

Built 1900 7,894 sqft lot $54/sqft · 52% below area Est $191k · 48% under ↓ 24% since listing

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

Key facts

• Steps from shops
• Steel roof
• Steps from park

Tags

• SUNNY EAST-SIDE SUN ROOM
• STEEL ROOF
• STEPS FROM LOCAL SCHOOL
• STEPS FROM PARK
• STEPS FROM SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#501 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D+, amenities F, commute F.
• Lawrence Public Schools (rural): math 22% / reading 36% proficiency, ranked #377 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $65k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $190,563
• List price: $100,000
• Delta: -47.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 S 2nd St	0.07mi	3/1.5	1,716 (-7%)	4mo	$210,000	$122	80
701 W Saint Joseph St	0.20mi	3/1.0	1,814 (-2%)	11mo	$153,000	$84	79
213 W Saint Joseph St	0.13mi	3/1.5	1,800 (-3%)	19mo	$177,500	$99	72
119 Baker St	0.30mi	3/1.0	1,875 (+2%)	15mo	$100,000	$53	71
568 W James St	0.15mi	2/1.5 (-1)	1,670 (-10%)	20mo	$182,500	$109	53
568 W James St	0.15mi	2/1.5 (-1)	1,670 (-10%)	20mo	$182,500	$109	53
205 James St	0.18mi	4/1.0 (+1)	1,608 (-13%)	23mo	$165,000	$103	46

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,072
• Equity at exit: $14,910

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $23,063
• Equity at exit: $8,646

Cash invested: $28,000 (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 49064

• Home prices YoY: -31.8%
• Active inventory: 51
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $272

Break-even live

Break-even rent $753

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $329	-5% $300	+0% $272	+5% $244	+10% $215
Rent	-10% $185	-5% $229	+0% $272	+5% $315	+10% $359
Rate	-1.0pp $322	-0.5pp $297	base $272	+0.5pp $246	+1.0pp $220

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-17
   status $100,000 Pending 76 DOM
2. 2026-06-17
   days on market $100,000 Active 76 DOM
3. 2026-06-16
   days on market $100,000 Active 75 DOM
4. 2026-06-15
   days on market $100,000 Active 74 DOM
5. 2026-06-14
   price $100,000 Active 72 DOM
6. 2026-06-13
   days on market $125,000 Active 72 DOM
7. 2026-06-12
   days on market $125,000 Active 71 DOM
8. 2026-06-09
   days on market $125,000 Active 68 DOM
9. 2026-06-08
   days on market $125,000 Active 67 DOM
10. 2026-06-07
    days on market $125,000 Active 66 DOM
11. 2026-06-05
    days on market $125,000 Active 64 DOM
12. 2026-06-04
    days on market $125,000 Active 62 DOM
13. 2026-06-02
    days on market $125,000 Active 61 DOM
14. 2026-06-01
    days on market $125,000 Active 60 DOM
15. 2026-05-31
    days on market $125,000 Active 59 DOM
16. 2026-05-31
    days on market $125,000 Active 58 DOM
17. 2026-05-19
    price $125,000 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

18. 2026-05-19
    price $125,000 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

19. 2026-05-19
    price $125,000

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

20. 2026-04-10
    price $155,000 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

21. 2026-04-10
    price $150,000 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

22. 2026-04-10
    price $155,000 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

23. 2026-04-10
    price $155,000

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

24. 2026-04-10
    status Active 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

25. 2026-04-10
    price $150,000 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

26. 2026-04-10
    status Active 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

27. 2026-04-10
    status Active

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

28. 2026-04-10
    price $150,000

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

29. 2026-04-04
    status Pending 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

30. 2026-04-04
    status Pending 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

31. 2026-04-04
    status Pending

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

32. 2026-03-27
    listed $165,000 Active 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

33. 2026-03-27
    listed $165,000 Active 489-char remark

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

34. 2026-03-27
    listed $165,000 Active

    Show marketing remark (489 chars)

    This classic 4 bed/ 1 bath home in the heart of Lawrence is waiting for its next owners to give it some love! With a spacious living room, formal dining room, and a sunny east-side sun room that could become a perfect patio, the home offers lots of potential. Updates include a steel roof, and central air, and updated electrical, plus wheelchair ramps front and back. Located right on Main Street, you'll enjoy the charm of small-town Village just steps from local school, park and shops!

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$595/yr (+$50/mo · 170.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,171
• − Mortgage interest: −$5,602
• − Property taxes: −$349
• − Insurance: −$500
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,909
• Taxable income: $1,704
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,854/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: Lawrence Public Schools
• NCES district ID: 2621210
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $45,881
• Composite: 24.93/100
• National rank: #7569
• State rank: #377 of 540 in MI

Livability — Lawrence

• Score: 64/100
• State rank: #501
• US rank: #14797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrence, MI
• City population: 3,670
• Population (ZIP): 3,670

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 4% Iranian 4% Scotch-Irish 4%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 3%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.73%
• Current HPI: 192.4531
• 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

-24.2% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $125,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $125,000 REALCOMP
• 2026-05-19 Price Changed $125,000 SW Michigan MLS
• 2026-04-10 Price Changed $155,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $150,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $155,000 REALCOMP
• 2026-04-10 Price Changed $155,000 SW Michigan MLS
• 2026-04-10 Relisted — REALCOMP
• 2026-04-10 Price Changed $150,000 REALCOMP
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-10 Relisted — SW Michigan MLS
• 2026-04-10 Price Changed $150,000 SW Michigan MLS
• 2026-04-04 Pending — REALCOMP
• 2026-04-04 Pending — MiRealSource-MiMLS
• 2026-04-04 Pending — SW Michigan MLS
• 2026-03-27 Listed $165,000 SW Michigan MLS
• 2026-03-27 Listed $165,000 REALCOMP
• 2026-03-27 Listed $165,000 MiRealSource-MiMLS

Property tax history

-11.1%/yr

Latest (2025): $349 · -80.0% YoY. Source: county tax records.