1408 Silverbrook Ave · Niles, MI 49120

$158,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 23 Days on market

Built 1946 6,970 sqft lot Est $177k · 10% under

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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 +13.5/30.0
• ARV discount +12.2/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

Key facts

• Built in dishwasher
• Main floor laundry
• Upstairs bonus room

Tags

• MAIN FLOOR LAUNDRY
• UPSTAIRS BONUS ROOM
• REFRESHED KITCHEN
• NEW CABINETRY
• CENTER ISLAND
• BUILT IN DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $126k (20.9% below list).
• Recommended offer: $126k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Ballard Elementary School (math 33% / reading 31%, grade F, #814 of 1,397 statewide, top 61%, 538 students, 75% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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 $45k; list at $159k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,626 (20.9% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $177,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1522 Cherry St	0.37mi	3/1.0	1,263 (+3%)	4mo	$193,000	$153	74
1999 Baldwin Dr	0.69mi	3/1.0	1,224 (0%)	2mo	$213,000	$174	66
1989 Baldwin Dr	0.63mi	4/1.0 (+1)	1,210 (-1%)	2mo	$145,000	$120	62
1407 Hickory St	0.48mi	3/1.5	1,350 (+10%)	6mo	$160,000	$119	53
739 Maple St	0.59mi	3/2.0	1,345 (+10%)	1mo	$171,000	$127	51
324 S 15th St	0.36mi	2/2.0 (-1)	1,051 (-14%)	0mo	$130,000	$124	50
211 S 4th St	0.72mi	3/1.0	1,128 (-8%)	5mo	$173,000	$153	50
19 S 16th St	0.58mi	3/1.0	1,353 (+10%)	7mo	$200,000	$148	49
1121 Broadway	0.64mi	3/2.0	1,326 (+8%)	6mo	$155,000	$117	48
1301 Regent St	0.74mi	3/1.0	1,368 (+12%)	1mo	$197,900	$145	45
17 S 10th St	0.63mi	3/2.0	1,401 (+14%)	3mo	$180,250	$129	40
115 Stowe Ct	0.69mi	2/2.0 (-1)	1,056 (-14%)	1mo	$194,650	$184	35

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-25,437
• Equity at exit: $23,693

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-21,885
• Equity at exit: $13,739

Cash invested: $44,492 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$833
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $6

Break-even live

Break-even rent $1,249

Max offer price $158,900

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $51	+0% $6	+5% $-39	+10% $-84
Rent	-10% $-94	-5% $-44	+0% $6	+5% $55	+10% $105
Rate	-1.0pp $86	-0.5pp $46	base $6	+0.5pp $-36	+1.0pp $-77

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	15d	1	0.50mi
411 Fort St Niles, MI	2.0	2.0	794	$1,708	$2.15	15d	1	0.65mi
1729 Oak St Niles, MI	1.0–2.0	1.0	825	$1,050	$1.27	15d	2	0.75mi
2203 Spansail Dr Niles, MI	1.0–2.0	1.0	812	$1,257	$1.55	15d	7	0.93mi
2209 Spansail Dr Unit 39 Niles, MI	2.0	1.0	825	$1,323	$1.60	22d	1	0.97mi

Listing history 30 events

1. 2026-04-24
   status Pending 758-char remark

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

2. 2026-04-24
   status Pending 754-char remark

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

3. 2026-04-24
   status Pending

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

4. 2026-04-01
   listed $158,900 Active 758-char remark

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

5. 2026-04-01
   listed $158,900 Active 754-char remark

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

6. 2026-04-01
   listed $158,900 Active

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

7. 2026-04-01
   historical

   Show marketing remark (754 chars)

   * * SELLERS ARE OFFERING A $5,000 CREDIT TOWARDS ANY MINOR REPAIRS and/or upgrades. * * Welcome to 1408 Silverbrook Avenue Nestled in a quiet, picturesque Niles neighborhood and just moments from Thomas Memorial Stadium, this charming two-story home offers an ideal blend of classic character and future potential. Originally built with 2 main-floor bedrooms, this 1,300 sq ft home also offers a generous 15 32 upstairs bonus room, perfect for conversion into a 3rd bedroom, home office, or hobby space. A full bathroom on the main floor keeps things convenient. You'll also enjoy main-floor laundry for everyday ease. The kitchen has been refreshed with new cabinetry, a center island, and a built-in dishwasher. All appliances included in the sale.

8. 2026-03-31
   historical
9. 2026-01-01
   listed $158,900 Active
10. 2026-01-01
    listed $158,900 Active
11. 2025-12-30
    historical
12. 2025-12-03
    price $165,000
13. 2025-12-02
    price $165,000
14. 2025-12-02
    price $165,000
15. 2025-10-07
    listed $168,900 Active
16. 2025-10-06
    listed $168,900 Active
17. 2022-05-23
    soldstatus $45,000 Sold
18. 2022-05-23
    soldstatus $45,000 Sold
19. 2022-05-23
    soldstatus $45,000
20. 2022-05-03
    status Pending
21. 2022-05-03
    status Pending
22. 2022-04-07
    historical Contingent - Continue To Show
23. 2022-04-07
    historical Active Contingent
24. 2022-04-04
    price $49,900
25. 2022-04-04
    price $49,900
26. 2022-03-18
    price $58,000
27. 2022-03-18
    price $58,000
28. 2022-03-09
    listed $65,000 Active
29. 2022-03-09
    listed $65,000 Active
30. 2022-03-09
    listed $49,900

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$700/yr (+$58/mo · 66.8%)

ⓘ 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 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,075
• − Mortgage interest: −$8,901
• − Property taxes: −$1,047
• − Insurance: −$794
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,623
• Taxable loss: −$2,702
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $717/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

• Census place: Niles, MI
• 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 (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: 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 · 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: ▼ -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

+144.5% since first listed

30 events — show timeline

• 2026-04-24 Pending — REALCOMP
• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — SW Michigan MLS
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listed $158,900 SW Michigan MLS
• 2026-04-01 Listed $158,900 MiRealSource-MiMLS
• 2026-04-01 Listed $158,900 REALCOMP
• 2026-03-31 Listing Removed — REALCOMP
• 2026-01-01 Listed $158,900 REALCOMP
• 2026-01-01 Listed $158,900 MiRealSource-MiMLS
• 2025-12-30 Listing Removed — MiRealSource-MiMLS
• 2025-12-03 Price Changed $165,000 MiRealSource-MiMLS
• 2025-12-02 Price Changed $165,000 REALCOMP
• 2025-12-02 Price Changed $165,000 SW Michigan MLS
• 2025-10-07 Listed $168,900 REALCOMP
• 2025-10-06 Listed $168,900 MiRealSource-MiMLS
• 2022-05-23 Sold (Public Records) $45,000 Public Records
• 2022-05-23 Sold (MLS) $45,000 SW Michigan MLS
• 2022-05-23 Sold (MLS) $45,000 REALCOMP
• 2022-05-03 Pending — REALCOMP
• 2022-05-03 Pending — SW Michigan MLS
• 2022-04-07 Contingent — REALCOMP
• 2022-04-07 Contingent — SW Michigan MLS
• 2022-04-04 Price Changed $49,900 REALCOMP
• 2022-04-04 Price Changed $49,900 SW Michigan MLS
• 2022-03-18 Price Changed $58,000 REALCOMP
• 2022-03-18 Price Changed $58,000 SW Michigan MLS
• 2022-03-09 Listed $49,900 MiRealSource-MiMLS
• 2022-03-09 Listed $65,000 SW Michigan MLS
• 2022-03-09 Listed $65,000 REALCOMP

Property tax history

+12.0%/yr

Latest (2024): $1,047 · +4.7% YoY. Source: county tax records.