511 Center Ave · Sturgis, MI 49091

$112,000

1 bd · 1.0 ba · 586 sqft · SingleFamily public records · 19 Days on market

Built 1900 6,970 sqft lot

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 1 bath, 1 bedroom home located in a desirable neighborhood in the city of Sturgis. Many amenities include: Vinyl siding, NEWER roof, Large fenced in back yard with a storage shed, Replacement windows throughout, On demand water heater, newer furnace. Range, refrigerator, washer and dryer all stay.

Key facts

• Newer roof
• Storage shed
• Vinyl siding

Tags

• VINYL SIDING
• NEWER ROOF
• LARGE FENCED IN BACK YARD
• STORAGE SHED
• REPLACEMENT WINDOWS
• ON DEMAND WATER HEATER

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Ranch-style single family residence; Built in 1900; Paved road access
• Construction: Vinyl siding; Composition roof; Living area approximately 586
• Exterior features: Sidewalk; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom (9 x 9)
• Bathrooms: 1 full bathroom (5 x 5)
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Replacement windows; 4 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $81 ($975/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 $100k (10.7% below list).
• Recommended offer: $100k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Sturgis — 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 73/100 on livability (#226 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Sturgis Public Schools (town): math 20% / reading 32% proficiency, ranked #413 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastwood School (math 26% / reading 31%, grade F, #915 of 1,397 statewide, top 66%, 665 students, 71% FRL); Sturgis Middle School (math 13% / reading 30%, grade F, #415 of 493 statewide, top 85%, 643 students, 67% FRL); Sturgis High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 993 students, 55% FRL).
• Market conditions: 117 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 $774 of loan paydown is wiped out by about $3k 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 19 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y 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 $35k; list at $112k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000 (10.7% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.89% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.3

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-12,997
• Equity at exit: $16,700

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-4,754
• Equity at exit: $9,684

Cash invested: $31,360 (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 49091

• Active inventory: 117
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $81

Break-even live

Break-even rent $897

Max offer price $112,000

Occupancy floor 87%

Sensitivity live

Price	-10% $145	-5% $113	+0% $81	+5% $50	+10% $18
Rent	-10% $2	-5% $42	+0% $81	+5% $121	+10% $160
Rate	-1.0pp $138	-0.5pp $110	base $81	+0.5pp $52	+1.0pp $23

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 John St Sturgis, MI	1.0	1.0	640	$1,000	$1.56	45d	1	0.89mi

Listing history 15 events

1. 2026-06-22
   days on market $112,000 Active 19 DOM
2. 2026-06-21
   days on market $112,000 Active 18 DOM
3. 2026-06-21
   days on market $112,000 Active 17 DOM
4. 2026-06-18
   days on market $112,000 Active 15 DOM
5. 2026-06-17
   days on market $112,000 Active 14 DOM
6. 2026-06-16
   days on market $112,000 Active 13 DOM
7. 2026-06-16
   days on market $112,000 Active 12 DOM
8. 2026-06-13
   days on market $112,000 Active 10 DOM
9. 2026-06-12
   days on market $112,000 Active 9 DOM
10. 2026-06-09
    days on market $112,000 Active 6 DOM
11. 2026-06-08
    days on market $112,000 Active 5 DOM
12. 2026-06-07
    days on market $112,000 Active 4 DOM
13. 2026-06-07
    days on market $112,000 Active 3 DOM
14. 2026-06-04
    remarks 313-char remark
15. 2026-06-04
    listed $112,000 Active 1 DOM

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$414/yr (+$35/mo · 46.2%)

ⓘ 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: $12,000
• − Mortgage interest: −$6,274
• − Property taxes: −$897
• − Insurance: −$560
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,258
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,193/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: Sturgis Public Schools
• NCES district ID: 2633090
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $40,702
• Composite: 21.95/100
• National rank: #8220
• State rank: #413 of 540 in MI

Livability — Sturgis

• Score: 73/100
• State rank: #226
• US rank: #5687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sturgis, MI
• Population (ZIP): 19,448

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 12% Native American 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 10% Romanian 4% Iranian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 79% English-only · Spanish 16% German/W. Germanic 4%

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: ▼ -121.64%
• Current HPI: 205.9474
• 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

+295.8% since first listed

24 events — show timeline

• 2026-06-03 Listed $112,000 REALCOMP
• 2026-06-03 Listed $112,000 SW Michigan MLS
• 2026-06-03 Listed $112,000 MiRealSource-MiMLS
• 2019-05-31 Sold (MLS) $35,000 SW Michigan MLS
• 2019-05-31 Sold (MLS) $35,000 REALCOMP
• 2019-05-13 Pending — SW Michigan MLS
• 2019-05-07 Price Changed $40,000 SW Michigan MLS
• 2019-04-29 Listed $40,000 MiRealSource-MiMLS
• 2019-04-29 Listed $50,000 SW Michigan MLS
• 2019-04-29 Listed $40,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2012-01-27 Sold (MLS) $17,100 REALCOMP
• 2012-01-27 Sold (MLS) $17,100 SW Michigan MLS
• 2011-08-23 Listed $17,100 REALCOMP
• 2011-08-23 Listed $17,100 SW Michigan MLS
• 2007-05-22 Sold (MLS) $42,000 REALCOMP
• 2007-05-22 Sold (MLS) $42,000 SW Michigan MLS
• 2006-12-29 Listed $39,900 REALCOMP
• 2006-12-29 Listed $39,900 SW Michigan MLS
• 2005-11-27 Listing Removed — REALCOMP
• 2005-05-27 Listed $48,400 REALCOMP
• 2005-05-27 Listed $48,400 SW Michigan MLS
• 2002-02-04 Listed $28,300 SW Michigan MLS
• 2002-02-04 Listed $28,300 REALCOMP

Property tax history

+1.1%/yr

Latest (2025): $897 · -16.1% YoY. Source: county tax records.