2216 S 17th St · Niles, MI 49120

$100,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 7 Days on market

Built 1985 3.00 ac lot Est $70k · 43% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 3 wooded acres in popular Brandywine school district. you'll find this Handyman's Special!! Lot is 99 feet wide and a long 1320 feet deep. The home needs a lot - furnace, flooring, kitchen, etc but offers a lot of potential for equity based on the lot size and location. Near the state line in Niles Township. Newer metal roof. Vinyl siding. Municipal sewer. Well water. Hall bath can currently only be reached thru back door. CASH SALE ONLY. Offers are due by 12 noon and will be presented at 2pm on Thursday May 28th. Sold strictly AS-IS.

Key facts

• Wooded acres
• Vinyl siding
• Newer metal roof

Tags

• WOODED ACRES
• BRANDYWINE SCHOOL DISTRICT
• NEWER METAL ROOF
• VINYL SIDING
• MUNICIPAL SEWER
• WELL WATER

Property features AI

Exterior

• Utilities: Well water; Natural gas available
• Home design: Ranch-style home; Built in 1985
• Construction: Vinyl siding; Metal roof
• Exterior features: Wooded lot; Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Full basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.2% vs local median 4.3% in Niles — 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 72/100 on livability (#260 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime D-.
• Brandywine Community Schools (suburban): math 25% / reading 38% proficiency, ranked #342 of 540 in MI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.
• Current owner paid $26k; list at $100k implies a 285% gain — meaningful room to come down on a strong offer.

Recommended offer $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2216 S 17th St	0.00mi	3/2.0	1,248 (0%)	0mo	$70,000	$56	100
1950 S 13th St Lot 229	0.72mi	3/2.0	1,193 (-4%)	11mo	$28,000	$23	50

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $10,045
• Equity at exit: $14,910

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $42,637
• 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 49120

• Active inventory: 208
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $412

Break-even live

Break-even rent $897

Max offer price $100,000

Occupancy floor 66%

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 18 events

1. 2026-06-13
   statusdays on marketlisting id $100,000 Pending 7 DOM
2. 2026-06-10
   days on market $100,000 Active - Backup Offers Accepted 18 DOM
3. 2026-06-09
   days on market $100,000 Active - Backup Offers Accepted 17 DOM
4. 2026-06-08
   days on market $100,000 Active - Backup Offers Accepted 16 DOM
5. 2026-06-07
   days on market $100,000 Active - Backup Offers Accepted 15 DOM
6. 2026-06-05
   days on market $100,000 Active - Backup Offers Accepted 12 DOM
7. 2026-06-02
   days on market $100,000 Active - Backup Offers Accepted 10 DOM
8. 2026-06-01
   days on market $100,000 Active - Backup Offers Accepted 9 DOM
9. 2026-05-31
   days on market $100,000 Active - Backup Offers Accepted 8 DOM
10. 2026-05-30
    days on market $100,000 Active - Backup Offers Accepted 7 DOM
11. 2026-05-23
    listed $100,000 Active

    Show marketing remark (548 chars)

    Set on 3 wooded acres in popular Brandywine school district. you'll find this Handyman's Special!! Lot is 99 feet wide and a long 1320 feet deep. The home needs a lot - furnace, flooring, kitchen, etc but offers a lot of potential for equity based on the lot size and location. Near the state line in Niles Township. Newer metal roof. Vinyl siding. Municipal sewer. Well water. Hall bath can currently only be reached thru back door. CASH SALE ONLY. Offers are due by 12 noon and will be presented at 2pm on Thursday May 28th. Sold strictly AS-IS.

12. 2026-05-23
    listed $100,000 Active 547-char remark

    Show marketing remark (548 chars)

    Set on 3 wooded acres in popular Brandywine school district. you'll find this Handyman's Special!! Lot is 99 feet wide and a long 1320 feet deep. The home needs a lot - furnace, flooring, kitchen, etc but offers a lot of potential for equity based on the lot size and location. Near the state line in Niles Township. Newer metal roof. Vinyl siding. Municipal sewer. Well water. Hall bath can currently only be reached thru back door. CASH SALE ONLY. Offers are due by 12 noon and will be presented at 2pm on Thursday May 28th. Sold strictly AS-IS.

13. 2026-05-23
    listed $100,000 Active 548-char remark

    Show marketing remark (548 chars)

    Set on 3 wooded acres in popular Brandywine school district. you'll find this Handyman's Special!! Lot is 99 feet wide and a long 1320 feet deep. The home needs a lot - furnace, flooring, kitchen, etc but offers a lot of potential for equity based on the lot size and location. Near the state line in Niles Township. Newer metal roof. Vinyl siding. Municipal sewer. Well water. Hall bath can currently only be reached thru back door. CASH SALE ONLY. Offers are due by 12 noon and will be presented at 2pm on Thursday May 28th. Sold strictly AS-IS.

14. 2017-01-19
    soldstatus $26,000
15. 2017-01-19
    soldstatus $26,000 Sold
16. 2016-12-21
    status Pending
17. 2016-11-18
    listed $27,500 Active
18. 2016-11-18
    listed $27,500

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $17,019
• − Mortgage interest: −$5,602
• − Property taxes: −$1,713
• − Insurance: −$500
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$2,909
• Taxable income: $3,573
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $4,082/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: Brandywine Community Schools
• NCES district ID: 2606600
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $46,075
• Composite: 27.02/100
• National rank: #7059
• State rank: #342 of 540 in MI

Livability — Niles

• Score: 72/100
• State rank: #260
• US rank: #6422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berrien County · 71,477 people
• City population: 36,495
• Metro: Niles, MI
• Population (ZIP): 36,495
• Household income: $65,148
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 782.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -345.26%
• Current HPI: 195.8214
• Rent YoY: —
• Metro: Niles, MI
• 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

+263.6% since first listed

8 events — show timeline

• 2026-05-23 Listed $100,000 REALCOMP
• 2026-05-23 Listed $100,000 MiRealSource-MiMLS
• 2026-05-23 Listed $100,000 SW Michigan MLS
• 2017-01-19 Sold (MLS) $26,000 SW Michigan MLS
• 2017-01-19 Sold (MLS) $26,000 REALCOMP
• 2016-12-21 Pending — SW Michigan MLS
• 2016-11-18 Listed $27,500 SW Michigan MLS
• 2016-11-18 Listed $27,500 REALCOMP

Property tax history

+3.2%/yr

Latest (2024): $1,713 · +6.1% YoY. Source: county tax records.