2264 White St · Niles, MI 49120

$89,000

1 bd · 1.0 ba · 752 sqft · SingleFamily public records · 45 Days on market

Built 1948 10,777 sqft lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one-owner 2-bedroom, 1-bath home is packed with potential for the right buyer! Featuring a 2-car garage, replacement windows, and a roof that is approximately 5 years old, some major updates have already been completed. The home does need repairs and updating throughout and is being offered as an opportunity to bring your vision and ideas to life. Whether you're an investor, flipper, or buyer looking to build sweat equity, this property offers a great chance to create something special.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1948

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Single-family residence; Residential property; Built in 1948; New construction indicated
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Lot of 0.25 acres; Well water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Hot water heating
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.4% 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+, crime D-, amenities F.
• Niles Community Schools (urban): math 33% / reading 43% proficiency, ranked #248 of 540 in MI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Howardellis Elementary School (math 37% / reading 39%, grade F, #677 of 1,397 statewide, top 49%, 591 students, 65% FRL); Ring Lardner Middle School (math 29% / reading 43%, grade F, #269 of 493 statewide, top 56%, 554 students, 66% FRL); Niles Senior High School (math 22% / reading 52%, grade F, #334 of 713 statewide, top 51%, 834 students, 50% FRL).
• Market conditions: 210 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1948 — 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 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?
5. 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?
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: 1.05% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-811
• Equity at exit: $13,270

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $16,706
• Equity at exit: $7,695

Cash invested: $24,920 (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: 210
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $214

Break-even live

Break-even rent $665

Max offer price $89,000

Occupancy floor 72%

Sensitivity live

Price	-10% $265	-5% $240	+0% $214	+5% $189	+10% $164
Rent	-10% $140	-5% $177	+0% $214	+5% $251	+10% $288
Rate	-1.0pp $259	-0.5pp $237	base $214	+0.5pp $191	+1.0pp $168

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $89,000 Active 45 DOM
2. 2026-06-19
   days on market $89,000 Active 43 DOM
3. 2026-06-18
   days on market $89,000 Active 42 DOM
4. 2026-06-17
   days on market $89,000 Active 41 DOM
5. 2026-06-16
   days on market $89,000 Active 40 DOM
6. 2026-06-15
   days on market $89,000 Active 39 DOM
7. 2026-06-14
   days on market $89,000 Active 37 DOM
8. 2026-06-13
   days on market $89,000 Active 36 DOM
9. 2026-06-10
   days on market $89,000 Active 34 DOM
10. 2026-06-09
    days on market $89,000 Active 33 DOM
11. 2026-06-08
    days on market $89,000 Active 32 DOM
12. 2026-06-07
    days on market $89,000 Active 31 DOM
13. 2026-06-05
    days on market $89,000 Active 28 DOM
14. 2026-06-03
    days on market $89,000 Active 27 DOM
15. 2026-06-02
    days on market $89,000 Active 26 DOM
16. 2026-06-01
    days on market $89,000 Active 25 DOM
17. 2026-05-31
    days on market $89,000 Active 24 DOM
18. 2026-05-30
    days on market $89,000 Active 23 DOM
19. 2026-05-07
    listed $89,000 Active

    Show marketing remark (496 chars)

    This one-owner 2-bedroom, 1-bath home is packed with potential for the right buyer! Featuring a 2-car garage, replacement windows, and a roof that is approximately 5 years old, some major updates have already been completed. The home does need repairs and updating throughout and is being offered as an opportunity to bring your vision and ideas to life. Whether you're an investor, flipper, or buyer looking to build sweat equity, this property offers a great chance to create something special.

20. 2026-05-07
    listed $89,000 Active 496-char remark

    Show marketing remark (496 chars)

    This one-owner 2-bedroom, 1-bath home is packed with potential for the right buyer! Featuring a 2-car garage, replacement windows, and a roof that is approximately 5 years old, some major updates have already been completed. The home does need repairs and updating throughout and is being offered as an opportunity to bring your vision and ideas to life. Whether you're an investor, flipper, or buyer looking to build sweat equity, this property offers a great chance to create something special.

21. 2026-05-07
    listed $89,000 Active 496-char remark

    Show marketing remark (496 chars)

    This one-owner 2-bedroom, 1-bath home is packed with potential for the right buyer! Featuring a 2-car garage, replacement windows, and a roof that is approximately 5 years old, some major updates have already been completed. The home does need repairs and updating throughout and is being offered as an opportunity to bring your vision and ideas to life. Whether you're an investor, flipper, or buyer looking to build sweat equity, this property offers a great chance to create something special.

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$555/yr (+$46/mo · 212.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,239
• − Mortgage interest: −$4,985
• − Property taxes: −$261
• − Insurance: −$445
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,589
• Taxable income: $1,160
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,294/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: Niles Community Schools
• NCES district ID: 2625560
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $39,281
• Composite: 31.77/100
• National rank: #5894
• State rank: #248 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 (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

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 · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

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

+0.0% since first listed

3 events — show timeline

• 2026-05-07 Listed $89,000 MiRealSource-MiMLS
• 2026-05-07 Listed $89,000 REALCOMP
• 2026-05-07 Listed $89,000 SW Michigan MLS

Property tax history

-3.6%/yr

Latest (2025): $261 · -60.3% YoY. Source: county tax records.