710 Buss Ave · Benton Harbor, MI 49022

$65,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 32 Days on market

Built 1935 5,262 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

Key facts

• Minutes from beaches
• Newer windows
• Bright open kitchen

Tags

• NEW ROOF
• NEWER WINDOWS
• UPDATED BATHROOM
• BRIGHT OPEN KITCHEN
• MINUTES FROM SHOPPING
• MINUTES FROM BEACHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 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 $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 30y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $65k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.55% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.23%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $39,168
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
785 Buss Ave	0.09mi	2/1.0	794 (-3%)	22mo	$45,000	$57	73
359 Cedar St	0.33mi	2/1.0	752 (-8%)	11mo	$17,000	$23	63
806 Pitkins Ave	0.47mi	3/1.0 (+1)	873 (+7%)	7mo	$155,000	$178	56
234 Walnut St	0.60mi	2/1.0	748 (-8%)	5mo	$18,000	$24	54
868 Edgecumbe Ave	0.53mi	2/1.0	880 (+8%)	16mo	$25,000	$28	49
591 N Winans St	0.73mi	3/1.0 (+1)	840 (+3%)	12mo	$109,000	$130	46
254 Chestnut St	0.51mi	2/1.0	704 (-14%)	20mo	$33,900	$48	37

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $12,872
• Equity at exit: $9,692

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $41,355
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $367

Break-even live

Break-even rent $544

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $404	-5% $386	+0% $367	+5% $349	+10% $331
Rent	-10% $288	-5% $328	+0% $367	+5% $407	+10% $447
Rate	-1.0pp $400	-0.5pp $384	base $367	+0.5pp $351	+1.0pp $333

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Vincent Ct Benton Harbor, MI	2.0	1.0	705	$1,100	$1.56	44d	1	0.68mi
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.77mi

Listing history 40 events

1. 2025-04-28
   status Pending 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

2. 2025-04-28
   status Pending 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

3. 2025-04-28
   status Pending

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

4. 2025-04-16
   price $65,000 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

5. 2025-04-16
   status Active 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

6. 2025-04-16
   price $65,000 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

7. 2025-04-16
   price $65,000

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

8. 2025-04-09
   historical 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

9. 2025-03-27
   listed $75,000 Active 758-char remark

   Show marketing remark (758 chars)

   Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

10. 2025-03-27
    listed $75,000 Active 758-char remark

    Show marketing remark (758 chars)

    Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

11. 2025-03-27
    listed $75,000 Active

    Show marketing remark (758 chars)

    Charming Updated Bungalow!This move-in ready two-bedroom home has been updated with fresh paint throughout and a fully renovated bathroom (2025). Originally renovated in 2019/2020, updates include updated plumbing and windows, new light fixtures, a modernized kitchen and bathroom, stylish craftsman trim, and more! With so many improvements already completed, there's little left to do but move in and enjoy. The bright, open kitchen with a bar flows seamlessly into the living room, creating a warm and inviting space for entertaining. Plus, the seller is offering a $3,000 credit to help you personalize your new home. Located just minutes from shopping, beaches, and I-94, this is a fantastic opportunity to own instead of rent and start building equity.

12. 2021-02-22
    historical
13. 2021-02-22
    historical
14. 2020-12-14
    historical
15. 2020-10-13
    price $49,900
16. 2020-08-21
    listed $49,900
17. 2020-08-21
    listed $54,900 Active
18. 2020-08-21
    listed $49,900
19. 2018-08-31
    soldstatus $18,000
20. 2018-08-31
    soldstatus $18,000 Sold
21. 2018-08-21
    historical Active Backup
22. 2018-04-27
    listed $19,900
23. 2018-04-27
    listed $19,900 Active
24. 2018-04-27
    listed $19,900
25. 2014-09-15
    historical
26. 2007-08-23
    soldstatus $8,000
27. 2007-08-23
    soldstatus $8,000
28. 2007-04-04
    listed $12,900
29. 2007-04-04
    listed $12,900
30. 2007-02-14
    historical
31. 2007-02-14
    historical
32. 2006-07-06
    listed $34,900
33. 2006-07-06
    listed $34,900
34. 2006-01-27
    historical
35. 2005-08-17
    listed $35,000
36. 2005-08-17
    listed $35,000
37. 1997-06-09
    soldstatus $10,000
38. 1997-06-09
    soldstatus $10,000
39. 1996-09-30
    listed $10,000
40. 1996-09-30
    listed $10,000

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $870 · $72/mo
• Expected delta: +$131/yr (+$11/mo · 17.8%)

ⓘ 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: $12,105
• − Mortgage interest: −$3,641
• − Property taxes: −$739
• − Insurance: −$325
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,891
• Taxable income: $3,573
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,552/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

+550.0% since first listed

40 events — show timeline

• 2025-04-28 Pending — MiRealSource-MiMLS
• 2025-04-28 Pending — REALCOMP
• 2025-04-28 Pending — SW Michigan MLS
• 2025-04-16 Price Changed $65,000 MiRealSource-MiMLS
• 2025-04-16 Relisted — REALCOMP
• 2025-04-16 Price Changed $65,000 REALCOMP
• 2025-04-16 Price Changed $65,000 SW Michigan MLS
• 2025-04-09 Listing Removed — REALCOMP
• 2025-03-27 Listed $75,000 REALCOMP
• 2025-03-27 Listed $75,000 SW Michigan MLS
• 2025-03-27 Listed $75,000 MiRealSource-MiMLS
• 2021-02-22 Listing Removed — MiRealSource-MiMLS
• 2021-02-22 Listing Removed — REALCOMP
• 2020-12-14 Listing Removed — SW Michigan MLS
• 2020-10-13 Price Changed $49,900 SW Michigan MLS
• 2020-08-21 Listed $49,900 MiRealSource-MiMLS
• 2020-08-21 Listed $54,900 SW Michigan MLS
• 2020-08-21 Listed $49,900 REALCOMP
• 2018-08-31 Sold (MLS) $18,000 SW Michigan MLS
• 2018-08-31 Sold (MLS) $18,000 REALCOMP
• 2018-08-21 Contingent — SW Michigan MLS
• 2018-04-27 Listed $19,900 MiRealSource-MiMLS
• 2018-04-27 Listed $19,900 SW Michigan MLS
• 2018-04-27 Listed $19,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2007-08-23 Sold (MLS) $8,000 REALCOMP
• 2007-08-23 Sold (MLS) $8,000 SW Michigan MLS
• 2007-04-04 Listed $12,900 REALCOMP
• 2007-04-04 Listed $12,900 SW Michigan MLS
• 2007-02-14 Listing Removed — REALCOMP
• 2007-02-14 Listing Removed — SW Michigan MLS
• 2006-07-06 Listed $34,900 REALCOMP
• 2006-07-06 Listed $34,900 SW Michigan MLS
• 2006-01-27 Listing Removed — REALCOMP
• 2005-08-17 Listed $35,000 REALCOMP
• 2005-08-17 Listed $35,000 SW Michigan MLS
• 1997-06-09 Sold (MLS) $10,000 REALCOMP
• 1997-06-09 Sold (MLS) $10,000 SW Michigan MLS
• 1996-09-30 Listed $10,000 REALCOMP
• 1996-09-30 Listed $10,000 SW Michigan MLS

Property tax history

+2.3%/yr

Latest (2024): $739 · -20.0% YoY. Source: county tax records.