57934 Haines Rd · Three Rivers, MI 49093

$119,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 134 Days on market

Built 1970 0.52 ac lot ↓ 5% since listing

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

Key facts

• 0.52 acre lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Attached 1-car garage
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Built in 1970
• Exterior features: Vinyl siding; Lot about 0.52 acres; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.2% in Three Rivers — 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 70/100 on livability (#306 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D, amenities F.
• Three Rivers Community Schools (town): math 37% / reading 45% proficiency, ranked #200 of 540 in MI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 178 active listings in the ZIP; 125 units permitted in St. Joseph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Joseph County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $58,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57934 Haines Rd	0.00mi	3/1.0	960 (0%)	0mo	$101,000	$105	100
1232 Shiawassee River Rd	0.69mi	3/2.0	1,100 (+15%)	2mo	$67,000	$61	38
1224 Shiawassee River Rd	0.69mi	2/— (-1)	883 (-8%)	20mo	$32,500	$37	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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,247
• Equity at exit: $17,743

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $19,857
• Equity at exit: $10,289

Cash invested: $33,320 (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 49093

• Active inventory: 178
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $268

Break-even live

Break-even rent $910

Max offer price $119,000

Occupancy floor 74%

Sensitivity live

Price	-10% $336	-5% $302	+0% $268	+5% $235	+10% $201
Rent	-10% $169	-5% $219	+0% $268	+5% $318	+10% $367
Rate	-1.0pp $328	-0.5pp $298	base $268	+0.5pp $237	+1.0pp $206

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-15
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

2. 2026-05-15
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

3. 2026-05-15
   status Pending

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

4. 2026-05-13
   status Active 385-char remark

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

5. 2026-05-13
   status Active 385-char remark

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

6. 2026-05-13
   status Active

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

7. 2026-04-28
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

8. 2026-04-28
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

9. 2026-04-28
   status Pending

   Show marketing remark (385 chars)

   Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

10. 2026-04-14
    price $119,000 385-char remark

    Show marketing remark (385 chars)

    Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

11. 2026-04-14
    price $119,000 385-char remark

    Show marketing remark (385 chars)

    Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

12. 2026-04-14
    price $119,000

    Show marketing remark (385 chars)

    Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

13. 2025-12-17
    listed $124,900 Active 385-char remark

    Show marketing remark (385 chars)

    Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

14. 2025-12-17
    listed $124,900 Active 385-char remark

    Show marketing remark (385 chars)

    Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

15. 2025-12-17
    listed $124,900 Active

    Show marketing remark (385 chars)

    Discover the potential of 57934 Haines Road, as a cozy ranch style budget friendly home located in Three Rivers, MI. Built in 1970, this property offers 960 square feet of living space with 1 full bathroom, front deck, and single car garage all sits on a generous 0.52-acre lot. This property is in need of a total renovation. Being sold 'As-Is Where-Is' to the highest Bonafide offer.

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$644/yr (+$54/mo · 118.3%)

ⓘ 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 · 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: $14,995
• − Mortgage interest: −$6,666
• − Property taxes: −$544
• − Insurance: −$595
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,462
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,899/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: Three Rivers Community Schools
• NCES district ID: 2633840
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $46,576
• Composite: 34.97/100
• National rank: #5058
• State rank: #200 of 540 in MI

Livability — Three Rivers

• Score: 70/100
• State rank: #306
• US rank: #7604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,439

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 58,726 people
• By 2030: 57,030 · -2.9%
• By 2040: 53,266 · -9.3%
• By 2050: 49,343 · -16.0%
• By 2075: 40,441 · -31.1%
• By 2100: 31,981 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 11% Iranian 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.2% · Other 1.5%
• 2008→2024 swing: -31.8pp toward R · 2008: -2.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+31.0 2012: R+12.3 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.07%
• Current HPI: 226.5079
• 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

-4.7% since first listed

15 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — SW Michigan MLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Relisted — SW Michigan MLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — SW Michigan MLS
• 2026-04-14 Price Changed $119,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $119,000 REALCOMP
• 2026-04-14 Price Changed $119,000 SW Michigan MLS
• 2025-12-17 Listed $124,900 SW Michigan MLS
• 2025-12-17 Listed $124,900 MiRealSource-MiMLS
• 2025-12-17 Listed $124,900 REALCOMP

Property tax history

-0.8%/yr

Latest (2025): $544 · -59.3% YoY. Source: county tax records.