Integrity 1520 Plan · Three Rivers, MI 49093

$270,900

3 bd · 2.5 ba · 1,516 sqft · SingleFamily · 195 Days on market

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Why this score? — see what drove the D+ 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

Key facts

• 2 garage spots
• Listed 195 days

Property features AI

Finance

• Other: List price available (active listing)

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Natural gas; Central air conditioning
• Home design: Plan: Integrity 1520; Inventory type: Plan
• Construction: Living area approximately 1,516 (plan)
• Exterior features: Property associated with Integrity 1520 plan; Located on Arizona Blvd in Three Rivers, MI

Interior

• Kitchen: Plan includes standard kitchen (specific appliances not listed)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Open living area (plan-based design)

🏗️ New construction. The $270,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $236,496.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (11.6% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 195 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $236,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57470 Buckhorn Rd	0.14mi	3/2.0	1,580 (+4%)	23mo	$339,000	$215	65
623 E Hoffman St	0.44mi	3/2.0	1,596 (+5%)	15mo	$261,000	$164	56
1107 Elm St	0.31mi	2/2.0 (-1)	1,720 (+14%)	8mo	$260,000	$151	50
16925 Lovers Ln	0.57mi	4/1.5 (+1)	1,440 (-5%)	12mo	$216,000	$150	46
16917 Bridgette Dr	0.36mi	3/1.5	1,338 (-12%)	18mo	$235,000	$176	45
57150 Linda Ave	0.44mi	3/2.0	1,301 (-14%)	12mo	$240,000	$184	44
815 N Main St	0.61mi	3/1.5	1,328 (-12%)	5mo	$240,000	$181	42
1006 N Main St	0.58mi	3/1.5	1,692 (+12%)	10mo	$120,000	$71	41
56848 Bow Dr	0.74mi	3/1.5	1,474 (-3%)	21mo	$230,000	$156	39
903 Maple St	0.71mi	4/1.5 (+1)	1,400 (-8%)	13mo	$180,000	$129	35
610 East St	0.70mi	4/2.5 (+1)	1,592 (+5%)	23mo	$130,000	$82	35
611 East St	0.68mi	3/1.0	1,373 (-9%)	15mo	$170,000	$124	34

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-21,875
• Equity at exit: $35,262

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,232
• Equity at exit: $20,448

Cash invested: $66,219 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,240
• Tax est. 1.5%: −$296 /mo · $3,547/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $258

Break-even live

Break-even rent $2,069

Max offer price $236,496

Occupancy floor 84%

Sensitivity live

Price	-10% $421	-5% $339	+0% $258	+5% $176	+10% $94
Rent	-10% $68	-5% $163	+0% $258	+5% $352	+10% $447
Rate	-1.0pp $377	-0.5pp $318	base $258	+0.5pp $196	+1.0pp $134

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: $59,124
• Closing costs: $7,095
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Garfield Three Rivers, MI	4.0	2.5	1810	$2,395	$1.32	21d	1	0.51mi

Listing history 16 events

1. 2026-06-18
   days on market $270,900 Active 195 DOM
2. 2026-06-17
   days on market $270,900 Active 194 DOM
3. 2026-06-16
   days on market $270,900 Active 193 DOM
4. 2026-06-15
   days on market $270,900 Active 192 DOM
5. 2026-06-14
   days on market $270,900 Active 190 DOM
6. 2026-06-13
   days on market $270,900 Active 189 DOM
7. 2026-06-10
   days on market $270,900 Active 187 DOM
8. 2026-06-09
   days on market $270,900 Active 186 DOM
9. 2026-06-08
   days on market $270,900 Active 185 DOM
10. 2026-06-07
    days on market $270,900 Active 184 DOM
11. 2026-06-05
    days on market $270,900 Active 181 DOM
12. 2026-06-03
    days on market $270,900 Active 180 DOM
13. 2026-06-02
    days on market $270,900 Active 179 DOM
14. 2026-06-01
    days on market $270,900 Active 178 DOM
15. 2026-05-31
    days on market $270,900 Active 177 DOM
16. 2026-05-30
    days on market $270,900 Active 176 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,740
• − Mortgage interest: −$13,247
• − Property taxes: −$3,547
• − Insurance: −$1,182
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$6,880
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $3,264/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

• Census place: Three Rivers, MI
• 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