1613 Norton Rd · Fair Plain, MI 49022

$70,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 53 Days on market

Built 1946 0.31 ac lot $72/sqft · 39% below area Est $114k · 39% under ↓ 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• 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

Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

Key facts

• 0.31 acre lot
• Built 1946
• Listed 52 days

Property features AI

Exterior

• Utilities: Natural gas connected
• Home design: Ranch-style single family home; Residential property
• Construction: Built in 1946; Vinyl siding; Shingle roof
• Exterior features: Lot approximately 0.31 acres; Well water

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 4 rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 2.7% in Fair Plain — 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 64/100 on livability (#495 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (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 1946 — 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. 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: 1.44% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 5.8

CMA / ARV

• ARV (median comp): $114,071
• List price: $70,000
• Delta: -38.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1549 Reeder Ave	0.11mi	3/1.0	1,016 (+4%)	6mo	$124,750	$123	82
1472 Hurd Ave	0.31mi	3/1.0	952 (-2%)	10mo	$162,500	$171	74
1483 Rose Ave	0.20mi	2/1.0 (-1)	1,014 (+4%)	6mo	$65,000	$64	74
1241 Pipestone Rd	0.50mi	2/1.0 (-1)	1,040 (+7%)	5mo	$140,000	$135	56
1153 Coolidge Ave	0.60mi	2/1.0 (-1)	904 (-7%)	7mo	$65,000	$72	50
1585 Leeds Ave	0.33mi	2/1.0 (-1)	1,105 (+14%)	9mo	$125,000	$113	50
1360 Whitney Ave	0.48mi	2/1.0 (-1)	832 (-14%)	2mo	$80,000	$96	47
1342 Monroe St	0.65mi	2/1.0 (-1)	876 (-10%)	2mo	$125,000	$143	46
1235 Ravina Ave	0.55mi	2/1.0 (-1)	1,107 (+14%)	7mo	$113,500	$103	40
1161 Coolidge Ave	0.59mi	2/1.0 (-1)	830 (-15%)	7mo	$15,000	$18	37
1142 Agard Ave	0.67mi	2/1.5 (-1)	890 (-8%)	13mo	$36,000	$40	37
1142 Bishop Ave	0.73mi	2/1.0 (-1)	1,100 (+13%)	7mo	$118,000	$107	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: 9.8%
• Equity multiple: 1.39×
• Total profit: $7,599
• Equity at exit: $10,437

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $31,078
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $297

Break-even live

Break-even rent $634

Max offer price $70,000

Occupancy floor 66%

Sensitivity live

Price	-10% $337	-5% $317	+0% $297	+5% $277	+10% $257
Rent	-10% $217	-5% $257	+0% $297	+5% $337	+10% $377
Rate	-1.0pp $332	-0.5pp $315	base $297	+0.5pp $279	+1.0pp $260

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.58mi
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.16mi
2088 E Empire Ave Unit 210 Benton Harbor, MI	3.0	2.0	960	$990	$1.03	44d	1	1.40mi

Listing history 50 events

1. 2026-06-19
   days on market $70,000 Active 53 DOM
2. 2026-06-18
   days on market $70,000 Active 52 DOM
3. 2026-06-17
   days on market $70,000 Active 51 DOM
4. 2026-06-16
   days on market $70,000 Active 50 DOM
5. 2026-06-15
   days on market $70,000 Active 49 DOM
6. 2026-06-14
   days on market $70,000 Active 47 DOM
7. 2026-06-13
   days on market $70,000 Active 46 DOM
8. 2026-06-10
   days on market $70,000 Active 44 DOM
9. 2026-06-09
   days on market $70,000 Active 43 DOM
10. 2026-06-08
    days on market $70,000 Active 42 DOM
11. 2026-06-07
    days on market $70,000 Active 41 DOM
12. 2026-06-03
    days on market $70,000 Active 37 DOM
13. 2026-06-02
    days on market $70,000 Active 36 DOM
14. 2026-06-01
    days on market $70,000 Active 35 DOM
15. 2026-05-31
    days on market $70,000 Active 34 DOM
16. 2026-05-30
    days on market $70,000 Active 33 DOM
17. 2026-05-18
    status Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

18. 2026-05-18
    status Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

19. 2026-05-18
    historical 676-char remark

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

20. 2026-05-18
    historical 676-char remark

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

21. 2026-04-27
    listed $70,000 Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

22. 2026-04-27
    listed $70,000 Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

23. 2026-04-27
    listed $70,000 Active

    Show marketing remark (676 chars)

    Welcome to 1613 Norton Road in Benton Harbor! This 3-bedroom, 1-bath home offers nearly 1,000 square feet of living space and is attractively priced for a quick sale. With a practical layout and solid bones, this property is a great fit for first-time buyers, investors, or anyone looking to downsize. Bring your vision--there's plenty of upside here for those willing to add their personal touch. Conveniently located near schools, shopping, and major roadways, the home offers both value and accessibility. Cash sale only. Property is being sold as-is, and the seller will make no repairs. Schedule your showing today and explore the potential this opportunity has to offer.

24. 2026-04-17
    historical
25. 2025-10-26
    price $75,000
26. 2025-10-25
    price $75,000
27. 2025-10-25
    status Active
28. 2025-10-25
    status Active
29. 2025-10-25
    price $75,000
30. 2025-10-10
    status Pending
31. 2025-10-10
    status Pending
32. 2025-10-10
    historical
33. 2025-09-25
    listed $100,000 Active
34. 2025-09-24
    listed $100,000 Active
35. 2025-09-17
    historical
36. 2025-06-09
    price $100,000
37. 2025-06-09
    price $100,000
38. 2025-06-09
    price $100,000
39. 2025-06-03
    status Active
40. 2025-06-03
    status Active
41. 2025-05-20
    historical
42. 2025-05-20
    status Pending
43. 2025-05-20
    status Pending
44. 2025-05-02
    listed $110,000 Active
45. 2025-05-02
    listed $110,000 Active
46. 2024-04-10
    soldstatus $115,000
47. 2024-04-02
    soldstatus $115,000 Sold
48. 2024-04-02
    soldstatus $115,000 Sold
49. 2024-04-02
    soldstatus $115,000 Closed
50. 2024-03-27
    status Pending

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 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: $12,115
• − Mortgage interest: −$3,921
• − Property taxes: −$1,252
• − Insurance: −$350
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,036
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $2,936/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 — Fair Plain

• Score: 64/100
• State rank: #495
• US rank: #14566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Plain, 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

-46.1% since first listed

42 events — show timeline

• 2026-05-18 Relisted — REALCOMP
• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-18 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listing Removed — REALCOMP
• 2026-04-27 Listed $70,000 REALCOMP
• 2026-04-27 Listed $70,000 SW Michigan MLS
• 2026-04-27 Listed $70,000 MiRealSource-MiMLS
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2025-10-26 Price Changed $75,000 MiRealSource-MiMLS
• 2025-10-25 Price Changed $75,000 REALCOMP
• 2025-10-25 Relisted — REALCOMP
• 2025-10-25 Relisted — MiRealSource-MiMLS
• 2025-10-25 Price Changed $75,000 SW Michigan MLS
• 2025-10-10 Pending — MiRealSource-MiMLS
• 2025-10-10 Pending — REALCOMP
• 2025-10-10 Listing Removed — REALCOMP
• 2025-09-25 Listed $100,000 REALCOMP
• 2025-09-24 Listed $100,000 MiRealSource-MiMLS
• 2025-09-17 Listing Removed — MiRealSource-MiMLS
• 2025-06-09 Price Changed $100,000 MiRealSource-MiMLS
• 2025-06-09 Price Changed $100,000 REALCOMP
• 2025-06-09 Price Changed $100,000 SW Michigan MLS
• 2025-06-03 Relisted — MiRealSource-MiMLS
• 2025-06-03 Relisted — REALCOMP
• 2025-05-20 Listing Removed — REALCOMP
• 2025-05-20 Pending — REALCOMP
• 2025-05-20 Pending — MiRealSource-MiMLS
• 2025-05-02 Listed $110,000 REALCOMP
• 2025-05-02 Listed $110,000 MiRealSource-MiMLS
• 2024-04-10 Sold (Public Records) $115,000 Public Records
• 2024-04-02 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2024-04-02 Sold (MLS) $115,000 SW Michigan MLS
• 2024-04-02 Sold (MLS) $115,000 REALCOMP
• 2024-03-27 Pending — MiRealSource-MiMLS
• 2024-03-27 Pending — REALCOMP
• 2024-03-27 Pending — SW Michigan MLS
• 2024-03-23 Price Changed $124,900 MiRealSource-MiMLS
• 2024-03-22 Price Changed $124,900 REALCOMP
• 2024-03-22 Price Changed $124,900 SW Michigan MLS
• 2024-03-11 Listed $129,900 MiRealSource-MiMLS
• 2024-03-11 Listed $129,900 SW Michigan MLS
• 2024-03-11 Listed $129,900 REALCOMP

Property tax history

+4.9%/yr

Latest (2024): $1,252 · +61.7% YoY. Source: county tax records.