838 Mobile Blvd Lot 15 · Niles, MI 49120

$79,900

3 bd · 2.0 ba · 1,458 sqft · SingleFamily · 44 Days on market

Built 1991

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

Key facts

• Remodeled
• Gas fireplace
• Carport

Tags

• REMODELED
• WRAPAROUND DECK
• GAS FIREPLACE
• CARPORT
• STORAGE SHED
• SMOKE DETECTORS

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Ranch style; Single-story layout
• Construction: Built in 1991; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Shed(s); Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Eat-in kitchen; Gas log fireplace; Replacement windows; Window treatments; Total of 8 rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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-.
• 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.
• Market conditions: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 30y 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.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. 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?
4. 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?
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: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.57%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $293,058
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2354 Yankee St	0.29mi	3/2.0	1,416 (-3%)	1mo	$285,000	$201	81
900 Mobile Blvd Lot 79	0.03mi	3/2.0	1,400 (-4%)	20mo	$82,000	$59	76
2416 Blanchard Dr	0.47mi	3/2.0	1,470 (+1%)	2mo	$300,000	$204	75
2431 Lilac Ave	0.61mi	3/1.5	1,508 (+3%)	1mo	$261,000	$173	63
1010 Almaugus Dr	0.38mi	3/2.0	1,500 (+3%)	18mo	$410,000	$273	62
2432 Lilac Ave	0.58mi	4/2.0 (+1)	1,440 (-1%)	9mo	$156,000	$108	59

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: 21.6%
• Equity multiple: 1.89×
• Total profit: $19,807
• Equity at exit: $11,913

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $59,480
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $514

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $569	-5% $542	+0% $514	+5% $486	+10% $459
Rent	-10% $407	-5% $461	+0% $514	+5% $567	+10% $621
Rate	-1.0pp $554	-0.5pp $534	base $514	+0.5pp $493	+1.0pp $472

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 E Main St Niles, MI	1.0–3.0	1.0–2.0	857	$1,005	$1.17	14d	1	1.37mi

Listing history 50 events

1. 2026-06-13
   statusdays on market $79,900 Pending 44 DOM
2. 2026-06-10
   days on market $79,900 Active - Contingent 42 DOM
3. 2026-06-09
   days on market $79,900 Active - Contingent 41 DOM
4. 2026-06-08
   days on market $79,900 Active - Contingent 40 DOM
5. 2026-06-07
   days on market $79,900 Active - Contingent 39 DOM
6. 2026-06-05
   days on market $79,900 Active - Contingent 36 DOM
7. 2026-06-03
   days on market $79,900 Active - Contingent 35 DOM
8. 2026-06-02
   days on market $79,900 Active - Contingent 34 DOM
9. 2026-06-01
   days on market $79,900 Active - Contingent 33 DOM
10. 2026-05-31
    days on market $79,900 Active - Contingent 32 DOM
11. 2026-05-30
    days on market $79,900 Active - Contingent 31 DOM
12. 2026-05-09
    historical Keep Showing-Contgcy Appl 766-char remark

    Show marketing remark (766 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

13. 2026-05-09
    historical Active Under Contract 766-char remark

    Show marketing remark (766 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

14. 2026-05-09
    historical Active - Contingent

    Show marketing remark (766 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

15. 2026-04-29
    listed $79,900 Active 766-char remark

    Show marketing remark (766 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

16. 2026-04-29
    listed $79,900 Active 766-char remark

    Show marketing remark (766 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

17. 2026-04-29
    listed $79,900 Active

    Show marketing remark (766 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 2-bath double-wide is located in the highly sought-after Niles Pines Estates community. Nearly everything was updated in 2022, including the roof, gutters, windows, furnace, central A/C, water heater, kitchen, bathrooms, flooring, and appliances--offering true peace of mind. Enjoy your morning coffee on the spacious wraparound deck or relax by the cozy gas fireplace. Additional features include a convenient carport for protection from the elements and a storage shed for extra space. Home also includes smoke and carbon monoxide detectors and a fire extinguisher for added safety. Quiet setting with modern updates throughout--nothing left to do but move in and enjoy. Schedule your private showing today!

18. 2023-04-26
    soldstatus $90,000 Sold
19. 2023-04-26
    soldstatus $90,000 Closed
20. 2023-04-26
    soldstatus $90,000 Sold
21. 2023-03-28
    status Pending
22. 2023-03-28
    status Pending
23. 2023-03-28
    status Pending
24. 2023-02-17
    price $92,000
25. 2023-02-16
    price $92,000
26. 2023-02-16
    price $92,000
27. 2022-12-16
    status Active
28. 2022-12-16
    status Active
29. 2022-12-16
    status Active
30. 2022-12-10
    historical
31. 2022-12-10
    historical
32. 2022-12-09
    status Active
33. 2022-12-09
    status Active
34. 2022-12-02
    historical
35. 2022-12-02
    historical
36. 2022-12-01
    historical
37. 2022-11-21
    price $95,000
38. 2022-11-20
    price $95,000
39. 2022-11-20
    price $95,000
40. 2022-10-01
    price $99,900
41. 2022-09-30
    price $99,900
42. 2022-08-30
    status Active
43. 2022-08-30
    status Active
44. 2022-07-11
    historical Contingent - Continue To Show
45. 2022-07-11
    historical Active Contingent
46. 2022-07-05
    price $104,900
47. 2022-07-05
    price $104,900
48. 2022-06-01
    listed $109,900 Active
49. 2022-06-01
    listed $99,900 Active
50. 2022-06-01
    listed $109,900 Active

ⓘ 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: $16,194
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,324
• Taxable income: $5,205
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $4,918/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

+301.5% since first listed

43 events — show timeline

• 2026-05-09 Contingent — MiRealSource-MiMLS
• 2026-05-09 Contingent — REALCOMP
• 2026-05-09 Contingent — SW Michigan MLS
• 2026-04-29 Listed $79,900 SW Michigan MLS
• 2026-04-29 Listed $79,900 REALCOMP
• 2026-04-29 Listed $79,900 MiRealSource-MiMLS
• 2023-04-26 Sold (MLS) $90,000 SW Michigan MLS
• 2023-04-26 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2023-04-26 Sold (MLS) $90,000 REALCOMP
• 2023-03-28 Pending — MiRealSource-MiMLS
• 2023-03-28 Pending — REALCOMP
• 2023-03-28 Pending — SW Michigan MLS
• 2023-02-17 Price Changed $92,000 MiRealSource-MiMLS
• 2023-02-16 Price Changed $92,000 REALCOMP
• 2023-02-16 Price Changed $92,000 SW Michigan MLS
• 2022-12-16 Relisted — REALCOMP
• 2022-12-16 Relisted — MiRealSource-MiMLS
• 2022-12-16 Relisted — SW Michigan MLS
• 2022-12-10 Listing Removed — SW Michigan MLS
• 2022-12-10 Listing Removed — REALCOMP
• 2022-12-09 Relisted — REALCOMP
• 2022-12-09 Relisted — SW Michigan MLS
• 2022-12-02 Listing Removed — SW Michigan MLS
• 2022-12-02 Listing Removed — MiRealSource-MiMLS
• 2022-12-01 Listing Removed — REALCOMP
• 2022-11-21 Price Changed $95,000 MiRealSource-MiMLS
• 2022-11-20 Price Changed $95,000 REALCOMP
• 2022-11-20 Price Changed $95,000 SW Michigan MLS
• 2022-10-01 Price Changed $99,900 REALCOMP
• 2022-09-30 Price Changed $99,900 SW Michigan MLS
• 2022-08-30 Relisted — SW Michigan MLS
• 2022-08-30 Relisted — REALCOMP
• 2022-07-11 Contingent — REALCOMP
• 2022-07-11 Contingent — SW Michigan MLS
• 2022-07-05 Price Changed $104,900 REALCOMP
• 2022-07-05 Price Changed $104,900 SW Michigan MLS
• 2022-06-01 Listed $109,900 SW Michigan MLS
• 2022-06-01 Listed $99,900 MiRealSource-MiMLS
• 2022-06-01 Listed $109,900 REALCOMP
• 1996-08-14 Sold (MLS) $17,500 REALCOMP
• 1996-08-14 Sold (MLS) $17,500 SW Michigan MLS
• 1996-07-19 Listed $19,900 REALCOMP
• 1996-07-19 Listed $19,900 SW Michigan MLS