3871 Main St · Lake Michigan Beach, MI 49022

$92,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 102 Days on market

Built 1955 7,405 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 +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

Key facts

• Short street
• Public beaches
• Water well

Tags

• SMALL COMMUNITY
• SHORT STREET
• PUBLIC BEACHES
• FINISHED BASEMENT
• WATER WELL

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Electricity available; Natural gas available and connected
• Home design: Single-family residence; Residential property type; Built in 1955
• Construction: Vinyl siding; Asphalt shingle roof; Built in 1955
• Exterior features: Paved road access; Lot size approximately 0.17 acres

Interior

• Kitchen: Eat-in kitchen (10 x 9)
• Bedrooms: Primary bedroom (10 x 9); Second bedroom (9 x 8)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Eat-in kitchen; Replacement windows; Full basement; 4 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#302 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Hagar Township SD #6 (rural): math 11% / reading 20% proficiency, ranked #662 of 760 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 178 active listings in the ZIP; 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 $636 of loan paydown is wiped out by about $3k 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 102 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $92k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.09% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.7

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-935
• Equity at exit: $13,717

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $17,108
• Equity at exit: $7,954

Cash invested: $25,760 (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: 178
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $220

Break-even live

Break-even rent $722

Max offer price $92,000

Occupancy floor 73%

Sensitivity live

Price	-10% $272	-5% $246	+0% $220	+5% $194	+10% $168
Rent	-10% $141	-5% $180	+0% $220	+5% $259	+10% $299
Rate	-1.0pp $266	-0.5pp $243	base $220	+0.5pp $196	+1.0pp $172

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-12
   statusdays on market $92,000 Pending 102 DOM
2. 2026-06-09
   days on market $92,000 Active - Backup Offers Accepted 99 DOM
3. 2026-06-08
   days on market $92,000 Active - Backup Offers Accepted 98 DOM
4. 2026-06-07
   days on market $92,000 Active - Backup Offers Accepted 97 DOM
5. 2026-06-05
   days on market $92,000 Active - Backup Offers Accepted 95 DOM
6. 2026-06-04
   days on market $92,000 Active - Backup Offers Accepted 93 DOM
7. 2026-06-02
   days on market $92,000 Active - Backup Offers Accepted 92 DOM
8. 2026-06-01
   days on market $92,000 Active - Backup Offers Accepted 91 DOM
9. 2026-05-31
   days on market $92,000 Active - Backup Offers Accepted 90 DOM
10. 2026-05-31
    days on market $92,000 Active - Backup Offers Accepted 89 DOM
11. 2026-05-18
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

12. 2026-05-18
    historical Accepting Backup Offers 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

13. 2026-05-18
    historical Active - Backup Offers Accepted

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

14. 2026-05-06
    price $92,000 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

15. 2026-05-05
    price $92,000 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

16. 2026-05-05
    price $92,000

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

17. 2026-04-14
    price $95,000 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

18. 2026-04-13
    price $95,000 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

19. 2026-04-13
    price $95,000

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

20. 2026-03-20
    price $99,500 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

21. 2026-03-20
    price $99,500 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

22. 2026-03-20
    price $99,500

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

23. 2026-03-02
    listed $104,900 Active 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

24. 2026-03-02
    listed $104,900 Active 457-char remark

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

25. 2026-03-02
    listed $104,900 Active

    Show marketing remark (457 chars)

    Super location. Extremely low traffic, 25 mph, short street out front. Welcome to the small community of Riverside. P, O, Box at Riverside Post Office is an option for owner. Tax records show 576 sq. ft. Correct square footage is 625. Short drive to Lake Michigan, public beaches are only 1 mile or less from subject. Basement could easily be finished for extra bedroom and den. 5inch Water Well installed in front yard in 2017. Winterized, Electric is off.

26. 2018-06-18
    soldstatus $53,500

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$411/yr (+$34/mo · 68.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,003
• − Mortgage interest: −$5,153
• − Property taxes: −$596
• − Insurance: −$460
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,676
• Taxable income: $1,197
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,350/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: Hagar Township SD #6
• NCES district ID: 2617340
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $44,802
• Composite: 17.1/100
• National rank: #14181
• State rank: #662 of 760 in MI

Livability — Lake Michigan Beach

• Score: 70/100
• State rank: #302
• US rank: #7542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+72.0% since first listed

16 events — show timeline

• 2026-05-18 Contingent — REALCOMP
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-18 Contingent — SW Michigan MLS
• 2026-05-06 Price Changed $92,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $92,000 REALCOMP
• 2026-05-05 Price Changed $92,000 SW Michigan MLS
• 2026-04-14 Price Changed $95,000 MiRealSource-MiMLS
• 2026-04-13 Price Changed $95,000 REALCOMP
• 2026-04-13 Price Changed $95,000 SW Michigan MLS
• 2026-03-20 Price Changed $99,500 MiRealSource-MiMLS
• 2026-03-20 Price Changed $99,500 REALCOMP
• 2026-03-20 Price Changed $99,500 SW Michigan MLS
• 2026-03-02 Listed $104,900 REALCOMP
• 2026-03-02 Listed $104,900 SW Michigan MLS
• 2026-03-02 Listed $104,900 MiRealSource-MiMLS
• 2018-06-18 Sold (Public Records) $53,500 Public Records

Property tax history

-1.3%/yr

Latest (2024): $596 · +5.8% YoY. Source: county tax records.