4052 S Harvard Ave · Webber, MI 49304

$115,000

4 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 60 Days on market

Built 1999 0.42 ac lot $111/sqft · 31% below area Est $177k · 35% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner's title policy at closing.

Key facts

• Fenced yard
• Full basement
• Trail access

Tags

• FULL BASEMENT
• DEDICATED LAUNDRY AREA
• COUNTY MAINTAINED ROAD
• TRAIL ACCESS
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Baldwin Community Schools (rural): math 21% / reading 28% proficiency, ranked #618 of 760 in MI (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 30 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lake County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $177,242
• List price: $115,000
• Delta: -35.12%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2995 W Byron St	0.13mi	3/1.0 (-1)	904 (-13%)	0mo	$123,900	$137	67
4558 W Unora Dr	0.72mi	3/1.0 (-1)	1,000 (-4%)	9mo	$182,000	$182	47
4558 W Unora Dr	0.74mi	3/1.0 (-1)	1,000 (-4%)	9mo	$182,000	$182	46

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-12,240
• Equity at exit: $17,147

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,352
• Equity at exit: $9,943

Cash invested: $32,200 (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 49304

• Home prices YoY: -30.4%
• Active inventory: 167
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $100

Break-even live

Break-even rent $1,023

Max offer price $115,000

Occupancy floor 86%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $115,000 Active 60 DOM
2. 2026-06-17
   days on market $115,000 Active 59 DOM
3. 2026-06-16
   days on market $115,000 Active 58 DOM
4. 2026-06-15
   days on market $115,000 Active 57 DOM
5. 2026-06-13
   days on market $115,000 Active 55 DOM
6. 2026-06-12
   days on market $115,000 Active 54 DOM
7. 2026-06-09
   days on market $115,000 Active 51 DOM
8. 2026-06-08
   days on market $115,000 Active 50 DOM
9. 2026-06-07
   days on market $115,000 Active 49 DOM
10. 2026-06-07
    days on market $115,000 Active 48 DOM
11. 2026-06-04
    days on market $115,000 Active 45 DOM
12. 2026-06-02
    days on market $115,000 Active 44 DOM
13. 2026-06-01
    days on market $115,000 Active 43 DOM
14. 2026-05-31
    days on market $115,000 Active 42 DOM
15. 2026-05-31
    days on market $115,000 Active 41 DOM
16. 2026-05-12
    status Active 946-char remark

    Show marketing remark (952 chars)

    Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner’s title policy at closing.

17. 2026-05-12
    status Active 952-char remark

    Show marketing remark (952 chars)

    Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner’s title policy at closing.

18. 2026-03-27
    status Pending 946-char remark

    Show marketing remark (952 chars)

    Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner’s title policy at closing.

19. 2026-03-27
    status Pending 952-char remark

    Show marketing remark (952 chars)

    Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner’s title policy at closing.

20. 2026-03-04
    listed $115,000 Active 946-char remark

    Show marketing remark (952 chars)

    Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner’s title policy at closing.

21. 2026-03-04
    listed $115,000 Active 952-char remark

    Show marketing remark (952 chars)

    Located in Baldwin, this 4-bedroom, 1-bath home offers a great opportunity for buyers looking for space and potential. The home features a full basement that is mostly finished, including a dedicated laundry area, providing additional usable living space. The property sits on a county-maintained road with convenient access to M-37, making travel easy while still enjoying a peaceful setting. Outdoor enthusiasts will appreciate the proximity to trail access just down 32nd Street and being within a quarter mile of hundreds of acres of Federal Land for recreation. The large, fenced yard offers plenty of room for gatherings, pets, or outdoor projects. While the home is in fair condition and could benefit from updates and improvements, it offers solid potential as a year-round residence, up-north getaway, or investment property. Please note this property is being sold AS-IS, and the Seller will not pay the owner’s title policy at closing.

22. 2025-03-25
    historical
23. 2025-01-03
    status Active
24. 2025-01-02
    historical
25. 2024-11-29
    status Active
26. 2024-11-24
    historical
27. 2024-11-23
    historical
28. 2024-11-01
    status Active
29. 2024-10-29
    historical
30. 2024-10-09
    price $129,900
31. 2024-10-09
    price $129,900
32. 2024-10-09
    price $129,900
33. 2024-09-26
    price $135,000
34. 2024-09-26
    price $135,000
35. 2024-09-25
    price $135,000
36. 2024-09-10
    price $140,000
37. 2024-09-10
    price $140,000
38. 2024-09-09
    price $140,000
39. 2024-08-23
    listed $150,000 Active
40. 2024-08-23
    listed $150,000 Active
41. 2022-08-05
    soldstatus $126,000 Sold
42. 2022-08-05
    soldstatus $126,000 Sold
43. 2022-08-05
    soldstatus $126,000
44. 2022-07-09
    status Pending
45. 2022-07-09
    status Pending
46. 2022-06-12
    historical Contingent - Continue To Show
47. 2022-06-11
    historical Active Contingent
48. 2022-06-05
    listed $114,900 Active
49. 2022-06-05
    listed $114,900 Active
50. 2022-06-05
    listed $114,900

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $1,890 · $158/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$6,442
• − Property taxes: −$1,890
• − Insurance: −$575
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,345
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,359/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: Baldwin Community Schools
• NCES district ID: 2603810
• Math proficiency: 21% ▲ 3.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $27,638
• Composite: 22.56/100
• National rank: #13447
• State rank: #618 of 760 in MI

Livability — Webber

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,680

Population outlook (Lake County) Hauer SSP2

• Today (2025): 10,933 people
• By 2030: 10,503 · -3.9%
• By 2040: 9,470 · -13.4%
• By 2050: 8,526 · -22.0%
• By 2075: 7,160 · -34.5%
• By 2100: 5,634 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 12% Hispanic / Latino 11% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 5% Iranian 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Vietnamese 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+32.2) · D 33.2% · R 65.4% · Other 1.4%
• 2008→2024 swing: -44.5pp toward R · 2008: 12.3pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.2 2016: R+22.9 2012: D+5.0 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.01%
• Current HPI: 116.6025
• 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

+0.1% since first listed

35 events — show timeline

• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-12 Relisted — REALCOMP
• 2026-03-27 Pending — MiRealSource-MiMLS
• 2026-03-27 Pending — REALCOMP
• 2026-03-04 Listed $115,000 REALCOMP
• 2026-03-04 Listed $115,000 MiRealSource-MiMLS
• 2025-03-25 Listing Removed — REALCOMP
• 2025-01-03 Relisted — REALCOMP
• 2025-01-02 Listing Removed — REALCOMP
• 2024-11-29 Relisted — REALCOMP
• 2024-11-24 Listing Removed — MiRealSource-MiMLS
• 2024-11-23 Listing Removed — REALCOMP
• 2024-11-01 Relisted — REALCOMP
• 2024-10-29 Listing Removed — REALCOMP
• 2024-10-09 Price Changed $129,900 MiRealSource-MiMLS
• 2024-10-09 Price Changed $129,900 REALCOMP
• 2024-10-09 Price Changed $129,900 SW Michigan MLS
• 2024-09-26 Price Changed $135,000 MiRealSource-MiMLS
• 2024-09-26 Price Changed $135,000 REALCOMP
• 2024-09-25 Price Changed $135,000 SW Michigan MLS
• 2024-09-10 Price Changed $140,000 MiRealSource-MiMLS
• 2024-09-10 Price Changed $140,000 REALCOMP
• 2024-09-09 Price Changed $140,000 SW Michigan MLS
• 2024-08-23 Listed $150,000 MiRealSource-MiMLS
• 2024-08-23 Listed $150,000 REALCOMP
• 2022-08-05 Sold (Public Records) $126,000 Public Records
• 2022-08-05 Sold (MLS) $126,000 SW Michigan MLS
• 2022-08-05 Sold (MLS) $126,000 REALCOMP
• 2022-07-09 Pending — REALCOMP
• 2022-07-09 Pending — SW Michigan MLS
• 2022-06-12 Contingent — REALCOMP
• 2022-06-11 Contingent — SW Michigan MLS
• 2022-06-05 Listed $114,900 MiRealSource-MiMLS
• 2022-06-05 Listed $114,900 SW Michigan MLS
• 2022-06-05 Listed $114,900 REALCOMP

Property tax history

+6.4%/yr

Latest (2024): $1,890 · +4.8% YoY. Source: county tax records.