26663 Main St · Edwardsburg, MI 49112

$79,900

3 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 53 Days on market

Built 1900 1.14 ac lot $58/sqft · 64% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your imagination! Open concept home with countless opportunities in the heart of the village of Edwardsburg that just needs your vision to complete. New Roof, windows and gutters in 2023. Strong ROI opportunities. Homes in this blue ribbon school district won't last long. Land contract is an option with strong down payment.

Key facts

• New gutters
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• NEW GUTTERS

Property features AI

Finance

• Other: Living area approximately 1,385

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Built in 1900
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Open kitchen (no walls)
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Gravity heating; Has cooling
• Interior features: Two total rooms; Michigan basement

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 $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.8% in Edwardsburg — 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 74/100 on livability (#166 in MI, #4,375 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Edwardsburg Public Schools (suburban): math 51% / reading 66% proficiency, ranked #52 of 540 in MI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 124 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cass County population projected at -20% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $80k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.85% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.22%
• DSCR: 2.17
• GRM: 4.5

CMA / ARV

• ARV (median comp): $222,344
• List price: $79,900
• Delta: -64.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68799 Cass	0.15mi	3/2.0	1,290 (-6%)	10mo	$209,500	$162	71
26965 Barber St	0.46mi	3/1.0	1,368 (-0%)	16mo	$190,000	$139	65
68434 Dailey Rd	0.48mi	2/1.5 (-1)	1,344 (-2%)	9mo	$379,500	$282	60
27064 Curtis Dr	0.69mi	2/2.0 (-1)	1,290 (-6%)	19mo	$330,000	$256	33

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $18,282
• Equity at exit: $11,913

10-year hold

• IRR: 28.3%
• Equity multiple: 3.52×
• Total profit: $56,411
• Equity at exit: $6,908

Cash invested: $22,372 (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 49112

• Active inventory: 124
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $489

Break-even live

Break-even rent $860

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $79,900 Active 53 DOM
2. 2026-06-18
   days on market $79,900 Active 52 DOM
3. 2026-06-17
   days on market $79,900 Active 51 DOM
4. 2026-06-16
   days on market $79,900 Active 50 DOM
5. 2026-06-15
   days on market $79,900 Active 49 DOM
6. 2026-06-14
   days on market $79,900 Active 47 DOM
7. 2026-06-13
   days on market $79,900 Active 46 DOM
8. 2026-06-10
   pricedays on market $79,900 Active 44 DOM
9. 2026-06-09
   days on market $85,000 Active 43 DOM

   Show marketing remark (331 chars)

   Bring your imagination! Open concept home with countless opportunities in the heart of the village of Edwardsburg that just needs your vision to complete. New Roof, windows and gutters in 2023. Strong ROI opportunities. Homes in this blue ribbon school district won't last long. Land contract is an option with strong down payment.

10. 2026-06-08
    days on market $85,000 Active 42 DOM
11. 2026-06-07
    days on market $85,000 Active 41 DOM
12. 2026-06-05
    days on market $85,000 Active 38 DOM
13. 2026-06-03
    days on market $85,000 Active 37 DOM
14. 2026-06-02
    days on market $85,000 Active 36 DOM
15. 2026-06-01
    days on market $85,000 Active 35 DOM
16. 2026-05-31
    days on market $85,000 Active 34 DOM
17. 2026-05-30
    days on market $85,000 Active 33 DOM
18. 2026-04-27
    listed $85,000 Active 331-char remark

    Show marketing remark (331 chars)

    Bring your imagination! Open concept home with countless opportunities in the heart of the village of Edwardsburg that just needs your vision to complete. New Roof, windows and gutters in 2023. Strong ROI opportunities. Homes in this blue ribbon school district won't last long. Land contract is an option with strong down payment.

19. 2026-04-27
    listed $85,000 Active 331-char remark

    Show marketing remark (331 chars)

    Bring your imagination! Open concept home with countless opportunities in the heart of the village of Edwardsburg that just needs your vision to complete. New Roof, windows and gutters in 2023. Strong ROI opportunities. Homes in this blue ribbon school district won't last long. Land contract is an option with strong down payment.

20. 2026-04-27
    listed $85,000 Active

    Show marketing remark (331 chars)

    Bring your imagination! Open concept home with countless opportunities in the heart of the village of Edwardsburg that just needs your vision to complete. New Roof, windows and gutters in 2023. Strong ROI opportunities. Homes in this blue ribbon school district won't last long. Land contract is an option with strong down payment.

21. 2020-02-13
    soldstatus $30,000 Sold
22. 2020-01-23
    historical Active Backup
23. 2019-11-05
    price $39,900
24. 2019-10-15
    listed $49,900 Active
25. 2019-10-15
    listed $39,900
26. 2014-09-18
    historical
27. 2011-12-31
    historical
28. 2011-06-02
    listed $55,000
29. 2011-06-02
    listed $55,000

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $17,747
• − Mortgage interest: −$4,476
• − Property taxes: −$2,728
• − Insurance: −$400
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,324
• Taxable income: $4,980
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $4,670/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: Edwardsburg Public Schools
• NCES district ID: 2612990
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $55,372
• Composite: 50.29/100
• National rank: #1883
• State rank: #52 of 540 in MI

Livability — Edwardsburg

• Score: 74/100
• State rank: #166
• US rank: #4375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsburg, MI
• Population (ZIP): 10,436

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.26%
• Current HPI: 183.898
• 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

+45.3% since first listed

15 events — show timeline

• 2026-06-09 Price Changed $79,900 MiRealSource-MiMLS
• 2026-06-09 Price Changed $79,900 REALCOMP
• 2026-06-09 Price Changed $79,900 SW Michigan MLS
• 2026-04-27 Listed $85,000 REALCOMP
• 2026-04-27 Listed $85,000 SW Michigan MLS
• 2026-04-27 Listed $85,000 MiRealSource-MiMLS
• 2020-02-13 Sold (MLS) $30,000 SW Michigan MLS
• 2020-01-23 Contingent — SW Michigan MLS
• 2019-11-05 Price Changed $39,900 SW Michigan MLS
• 2019-10-15 Listed $39,900 MiRealSource-MiMLS
• 2019-10-15 Listed $49,900 SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2011-12-31 Listing Removed — REALCOMP
• 2011-06-02 Listed $55,000 REALCOMP
• 2011-06-02 Listed $55,000 SW Michigan MLS

Property tax history

+11.6%/yr

Latest (2025): $2,728 · +3.5% YoY. Source: county tax records.