380 N Mccord St · Benton Harbor, MI 49022

$119,900

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 32 Days on market

Built 1945 5,751 sqft lot

---

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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to a delightful ranch where timeless charm meets contemporary living. Inside, classic craftsmanship shines through arched doorways, pristine wood trim, vintage glass doorknobs, and rich hardwood floors. Practicality meets style with abundant coat and linen closets. The heart of the home features an updated kitchen equipped with a newer oven, tile backsplash, and durable vinyl flooring. Relax in the on-trend monochromatic bathroom boasting updated fixtures, including a premium Pfister faucet. At the back of the home, a sun-drenched flex room offers the perfect backdrop for work or play, overlooking your private, fenced yard. Complete with a clean, full basement ready for your finishing touches. This property offers incredible value. Why rent when you can invest in your future today?

Key facts

• Pristine wood trim
• Arched doorways
• Updated kitchen

Tags

• ARCHED DOORWAYS
• PRISTINE WOOD TRIM
• VINTAGE GLASS DOORKNOBS
• HARDWOOD FLOORS
• COAT AND LINEN CLOSETS
• UPDATED KITCHEN

Property features AI

Finance

• Other: Living area reported as 844; Lot size about 0.13 acres

Exterior

• Utilities: Natural gas available; Electricity available
• Home design: Ranch style; Single-family residence; Residential property
• Construction: Built in 1945; Vinyl siding; Composition roof; Partial basement (listed under interior)
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $76 ($915/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 $103k (14.0% below list).
• Recommended offer: $103k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#671 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime F, amenities F.
• Benton Harbor Area Schools (urban): math 4% / reading 7% proficiency, ranked #732 of 760 in MI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,173 (14.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 F-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 F 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: 0.86% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $37,136
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
868 Edgecumbe Ave	0.16mi	2/1.0	880 (+4%)	16mo	$25,000	$28	72
591 N Winans St	0.27mi	3/1.0 (+1)	840 (-0%)	12mo	$109,000	$130	72
718 Territorial Rd	0.19mi	2/1.0	950 (+13%)	10mo	$28,500	$30	62
934 Edgecumbe Ave	0.27mi	2/1.0	951 (+13%)	11mo	$80,000	$84	57
234 Walnut St	0.53mi	2/1.0	748 (-11%)	5mo	$18,000	$24	52
785 Buss Ave	0.45mi	2/1.0	794 (-6%)	22mo	$45,000	$57	51
542 Campbell Ave	0.66mi	2/1.0	945 (+12%)	10mo	$41,900	$44	41
359 Cedar St	0.74mi	2/1.0	752 (-11%)	11mo	$17,000	$23	38

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-14,614
• Equity at exit: $17,877

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-6,636
• Equity at exit: $10,367

Cash invested: $33,572 (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 49022

• Active inventory: 179
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $76

Break-even live

Break-even rent $935

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Vincent Ct Benton Harbor, MI	2.0	1.0	705	$1,100	$1.56	43d	1	0.63mi
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.23mi

Listing history 43 events

1. 2026-06-19
   statusdays on market $119,900 Active 32 DOM
2. 2026-06-18
   days on market $119,900 Active - Backup Offers Accepted 31 DOM
3. 2026-06-17
   days on market $119,900 Active - Backup Offers Accepted 30 DOM
4. 2026-06-16
   days on market $119,900 Active - Backup Offers Accepted 29 DOM
5. 2026-06-15
   days on market $119,900 Active - Backup Offers Accepted 28 DOM
6. 2026-06-14
   days on market $119,900 Active - Backup Offers Accepted 26 DOM
7. 2026-06-13
   days on market $119,900 Active - Backup Offers Accepted 25 DOM
8. 2026-06-10
   days on market $119,900 Active - Backup Offers Accepted 23 DOM
9. 2026-06-09
   days on market $119,900 Active - Backup Offers Accepted 22 DOM
10. 2026-06-08
    days on market $119,900 Active - Backup Offers Accepted 21 DOM
11. 2026-06-07
    statusdays on market $119,900 Active - Backup Offers Accepted 20 DOM
12. 2026-06-03
    days on market $119,900 Active 16 DOM
13. 2026-06-02
    days on market $119,900 Active 15 DOM
14. 2026-06-01
    days on market $119,900 Active 14 DOM
15. 2026-05-31
    days on market $119,900 Active 13 DOM
16. 2026-05-30
    days on market $119,900 Active 12 DOM
17. 2026-05-18
    listed $119,900 Active 805-char remark

    Show marketing remark (805 chars)

    Welcome home to a delightful ranch where timeless charm meets contemporary living. Inside, classic craftsmanship shines through arched doorways, pristine wood trim, vintage glass doorknobs, and rich hardwood floors. Practicality meets style with abundant coat and linen closets. The heart of the home features an updated kitchen equipped with a newer oven, tile backsplash, and durable vinyl flooring. Relax in the on-trend monochromatic bathroom boasting updated fixtures, including a premium Pfister faucet. At the back of the home, a sun-drenched flex room offers the perfect backdrop for work or play, overlooking your private, fenced yard. Complete with a clean, full basement ready for your finishing touches. This property offers incredible value. Why rent when you can invest in your future today?

18. 2026-05-18
    listed $119,900 Active 805-char remark

    Show marketing remark (805 chars)

    Welcome home to a delightful ranch where timeless charm meets contemporary living. Inside, classic craftsmanship shines through arched doorways, pristine wood trim, vintage glass doorknobs, and rich hardwood floors. Practicality meets style with abundant coat and linen closets. The heart of the home features an updated kitchen equipped with a newer oven, tile backsplash, and durable vinyl flooring. Relax in the on-trend monochromatic bathroom boasting updated fixtures, including a premium Pfister faucet. At the back of the home, a sun-drenched flex room offers the perfect backdrop for work or play, overlooking your private, fenced yard. Complete with a clean, full basement ready for your finishing touches. This property offers incredible value. Why rent when you can invest in your future today?

19. 2026-05-18
    listed $119,900 Active

    Show marketing remark (805 chars)

    Welcome home to a delightful ranch where timeless charm meets contemporary living. Inside, classic craftsmanship shines through arched doorways, pristine wood trim, vintage glass doorknobs, and rich hardwood floors. Practicality meets style with abundant coat and linen closets. The heart of the home features an updated kitchen equipped with a newer oven, tile backsplash, and durable vinyl flooring. Relax in the on-trend monochromatic bathroom boasting updated fixtures, including a premium Pfister faucet. At the back of the home, a sun-drenched flex room offers the perfect backdrop for work or play, overlooking your private, fenced yard. Complete with a clean, full basement ready for your finishing touches. This property offers incredible value. Why rent when you can invest in your future today?

20. 2026-05-15
    historical
21. 2026-05-11
    historical Active Under Contract
22. 2026-05-11
    status Active
23. 2026-05-11
    historical
24. 2026-04-09
    historical Active Under Contract
25. 2026-04-09
    historical Accepting Backup Offers
26. 2026-03-13
    listed $119,900 Active
27. 2026-03-13
    listed $119,900 Active
28. 2021-05-19
    soldstatus $75,000 Sold
29. 2021-05-19
    soldstatus $75,000 Sold
30. 2021-05-19
    soldstatus $75,000
31. 2021-04-05
    status Pending
32. 2021-04-05
    status Pending
33. 2021-03-24
    status Active
34. 2021-03-24
    status Active
35. 2021-03-22
    status Pending
36. 2021-03-22
    status Pending
37. 2021-03-19
    status Active
38. 2021-03-19
    status Active
39. 2021-03-06
    status Pending
40. 2021-03-06
    status Pending
41. 2021-03-03
    listed $79,900 Active
42. 2021-03-03
    listed $79,900 Active
43. 2021-03-03
    listed $79,900

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$563/yr (+$47/mo · 78.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,381
• − Mortgage interest: −$6,716
• − Property taxes: −$721
• − Insurance: −$600
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,488
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,185/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: Benton Harbor Area Schools
• NCES district ID: 2604830
• Math proficiency: 4% ▬ 0.00%
• Reading proficiency: 7% ▬ 0.00%
• Median HH income: $27,038
• Composite: 7.53/100
• National rank: #14787
• State rank: #732 of 760 in MI

Livability — Benton Harbor

• Score: 55/100
• State rank: #671
• US rank: #23724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton Harbor, MI
• Population (ZIP): 29,796

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 37% Hispanic / Latino 7% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -309.81%
• Current HPI: 209.9723
• 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

+50.1% since first listed

27 events — show timeline

• 2026-05-18 Listed $119,900 REALCOMP
• 2026-05-18 Listed $119,900 SW Michigan MLS
• 2026-05-18 Listed $119,900 MiRealSource-MiMLS
• 2026-05-15 Listing Removed — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Listing Removed — REALCOMP
• 2026-04-09 Contingent — REALCOMP
• 2026-04-09 Contingent — MiRealSource-MiMLS
• 2026-03-13 Listed $119,900 REALCOMP
• 2026-03-13 Listed $119,900 MiRealSource-MiMLS
• 2021-05-19 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2021-05-19 Sold (MLS) $75,000 SW Michigan MLS
• 2021-05-19 Sold (MLS) $75,000 REALCOMP
• 2021-04-05 Pending — REALCOMP
• 2021-04-05 Pending — SW Michigan MLS
• 2021-03-24 Relisted — REALCOMP
• 2021-03-24 Relisted — SW Michigan MLS
• 2021-03-22 Pending — REALCOMP
• 2021-03-22 Pending — SW Michigan MLS
• 2021-03-19 Relisted — REALCOMP
• 2021-03-19 Relisted — SW Michigan MLS
• 2021-03-06 Pending — REALCOMP
• 2021-03-06 Pending — SW Michigan MLS
• 2021-03-03 Listed $79,900 MiRealSource-MiMLS
• 2021-03-03 Listed $79,900 SW Michigan MLS
• 2021-03-03 Listed $79,900 REALCOMP

Property tax history

+7.0%/yr

Latest (2024): $721 · +3.9% YoY. Source: county tax records.