398 W Napier Ave · Fair Plain, MI 49022

$279,000

3 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 30 Days on market

Built 1913 0.62 ac lot Est $220k · 27% over

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Why this score? — see what drove the F 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).

• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• Schools +0.8/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on two generous lots along the tree-lined streets of Fairplain, this charming 2-story home blends character, comfort, and space. Imagine cozy evenings by the fireplace in the warm, wood-floored living room or morning coffee in the sunlit parlor surrounded by windows. The versatile dining room offers plenty of space for entertaining and could easily serve as a second family room. The kitchen is designed for connection, opening to a spacious eating area with sliding glass doors leading to a relaxing deck. Featuring a snack bar, pantry, and included appliances. Upstairs, you'll find three bedrooms and a full bath, including a spacious primary bedroom with a walk-in closet. The lower level adds flexibility with a deep, functional basement--perfect for a rec room, hobby space, or extra storage. Outdoors, enjoy the freedom of a double lot with a large fenced area ideal for pets, play, or gardening.

Key facts

• Two generous lots
• Sunlit parlor
• Spacious eating area

Tags

• TWO GENEROUS LOTS
• TREE LINED STREETS
• WOOD FLOORED LIVING ROOM
• SUNLIT PARLOR
• VERSATILE DINING ROOM
• SPACIOUS EATING AREA

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Natural gas available; Electricity available
• Home design: Traditional single-family home; Built in 1913
• Construction: Vinyl siding; Composition/shingle roof; Partial basement
• Exterior features: Corner lot with sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom (approx. 14 x 11); Bedroom 2 (approx. 12 x 11); Bedroom 3 (approx. 14 x 7)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Pantry; Fireplace; Partial basement; 8 total rooms
• Laundry & utility: Washer; Dryer; Dedicated laundry room (approx. 18 x 14)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (65.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (67.7% below list).
• Recommended offer: $90k (67.7% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 2.8% in Fair Plain — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#495 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Fair Plain Middle School (math 0% / reading 4%, grade F, #493 of 493 statewide, top 100%, 288 students, 97% FRL); Fair Plain Middle School (math 0% / reading 4%, grade F, #493 of 493 statewide, top 100%, 288 students, 97% FRL); Benton Harbor High School (math 5% / reading 5%, grade F, #704 of 713 statewide, top 100%, 495 students, 97% FRL).
• Market conditions: 184 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 32y 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 $128k; list at $279k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000 (67.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1913 — 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. 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: 0.32% ✗
• Cap rate: 1.86%
• Cash-on-cash: -15.82%
• DSCR: 0.30
• GRM: 25.8

CMA / ARV

• ARV (on-the-fly): $219,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Hoover Ave	0.21mi	3/1.0	1,407 (+3%)	7mo	$255,000	$181	77
382 Dale Ave	0.40mi	3/2.0	1,385 (+2%)	0mo	$271,000	$196	76
471 Dale Ave	0.38mi	2/1.0 (-1)	1,335 (-2%)	9mo	$183,600	$138	64
445 Montezuma Rd	0.13mi	3/1.0	1,171 (-14%)	5mo	$195,000	$167	64
167 E Delaware Ave	0.57mi	3/1.5	1,430 (+5%)	2mo	$270,000	$189	64
403 Hoover Ave	0.21mi	3/1.0	1,532 (+12%)	9mo	$225,000	$147	60
1754 Elm Ter	0.28mi	3/1.0	1,196 (-12%)	8mo	$130,000	$109	57
260 Brownway	0.54mi	3/1.5	1,196 (-12%)	1mo	$190,400	$159	54
377 Western Ave	0.36mi	2/1.0 (-1)	1,214 (-11%)	8mo	$195,000	$161	51
156 Western Ave	0.42mi	2/1.0 (-1)	1,256 (-8%)	12mo	$133,900	$107	50
2054 Gerald St	0.47mi	3/1.0	1,188 (-13%)	10mo	$250,000	$210	46
236 Helmar Ct	0.52mi	3/2.0	1,160 (-15%)	9mo	$170,000	$147	41

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: -47.1%
• Equity multiple: -0.42×
• Total profit: $-110,893
• Equity at exit: $41,600

10-year hold

• IRR: -90.1%
• Equity multiple: -1.32×
• Total profit: $-181,423
• Equity at exit: $24,123

Cash invested: $78,120 (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: 184
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-1,030

Break-even live

Break-even rent $2,203

Max offer price $97,101

Occupancy floor —

Sensitivity live

Price	-10% $-872	-5% $-951	+0% $-1,030	+5% $-1,109	+10% $-1,188
Rent	-10% $-1,101	-5% $-1,065	+0% $-1,030	+5% $-994	+10% $-959
Rate	-1.0pp $-889	-0.5pp $-959	base $-1,030	+0.5pp $-1,102	+1.0pp $-1,176

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
797 Ogden Ave Benton Harbor, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.43mi

Listing history 50 events

1. 2026-06-22
   days on market $279,000 Active 30 DOM
2. 2026-06-19
   days on market $279,000 Active 28 DOM
3. 2026-06-18
   days on market $279,000 Active 27 DOM
4. 2026-06-17
   days on market $279,000 Active 26 DOM
5. 2026-06-16
   days on market $279,000 Active 25 DOM
6. 2026-06-15
   days on market $279,000 Active 24 DOM
7. 2026-06-14
   days on market $279,000 Active 22 DOM
8. 2026-06-13
   pricedays on market $279,000 Active 21 DOM
9. 2026-06-10
   days on market $289,000 Active 19 DOM
10. 2026-06-09
    days on market $289,000 Active 18 DOM
11. 2026-06-08
    days on market $289,000 Active 17 DOM
12. 2026-06-07
    days on market $289,000 Active 16 DOM
13. 2026-06-03
    days on market $289,000 Active 12 DOM
14. 2026-06-02
    days on market $289,000 Active 11 DOM
15. 2026-06-01
    days on market $289,000 Active 10 DOM
16. 2026-05-31
    days on market $289,000 Active 9 DOM
17. 2026-05-30
    days on market $289,000 Active 8 DOM
18. 2026-05-22
    listed $289,000 Active 913-char remark

    Show marketing remark (914 chars)

    Nestled on two generous lots along the tree-lined streets of Fairplain, this charming 2-story home blends character, comfort, and space. Imagine cozy evenings by the fireplace in the warm, wood-floored living room or morning coffee in the sunlit parlor surrounded by windows. The versatile dining room offers plenty of space for entertaining and could easily serve as a second family room. The kitchen is designed for connection, opening to a spacious eating area with sliding glass doors leading to a relaxing deck. Featuring a snack bar, pantry, and included appliances. Upstairs, you'll find three bedrooms and a full bath, including a spacious primary bedroom with a walk-in closet. The lower level adds flexibility with a deep, functional basement--perfect for a rec room, hobby space, or extra storage. Outdoors, enjoy the freedom of a double lot with a large fenced area ideal for pets, play, or gardening.

19. 2026-05-22
    listed $289,000 Active 914-char remark

    Show marketing remark (914 chars)

    Nestled on two generous lots along the tree-lined streets of Fairplain, this charming 2-story home blends character, comfort, and space. Imagine cozy evenings by the fireplace in the warm, wood-floored living room or morning coffee in the sunlit parlor surrounded by windows. The versatile dining room offers plenty of space for entertaining and could easily serve as a second family room. The kitchen is designed for connection, opening to a spacious eating area with sliding glass doors leading to a relaxing deck. Featuring a snack bar, pantry, and included appliances. Upstairs, you'll find three bedrooms and a full bath, including a spacious primary bedroom with a walk-in closet. The lower level adds flexibility with a deep, functional basement--perfect for a rec room, hobby space, or extra storage. Outdoors, enjoy the freedom of a double lot with a large fenced area ideal for pets, play, or gardening.

20. 2026-05-22
    listed $289,000 Active

    Show marketing remark (914 chars)

    Nestled on two generous lots along the tree-lined streets of Fairplain, this charming 2-story home blends character, comfort, and space. Imagine cozy evenings by the fireplace in the warm, wood-floored living room or morning coffee in the sunlit parlor surrounded by windows. The versatile dining room offers plenty of space for entertaining and could easily serve as a second family room. The kitchen is designed for connection, opening to a spacious eating area with sliding glass doors leading to a relaxing deck. Featuring a snack bar, pantry, and included appliances. Upstairs, you'll find three bedrooms and a full bath, including a spacious primary bedroom with a walk-in closet. The lower level adds flexibility with a deep, functional basement--perfect for a rec room, hobby space, or extra storage. Outdoors, enjoy the freedom of a double lot with a large fenced area ideal for pets, play, or gardening.

21. 2018-07-02
    soldstatus $128,500
22. 2018-06-21
    historical
23. 2018-06-21
    soldstatus $128,500
24. 2018-06-21
    soldstatus $128,500 Sold
25. 2018-05-16
    historical Active Backup
26. 2018-05-01
    listed $124,900
27. 2018-05-01
    listed $124,900 Active
28. 2018-05-01
    listed $124,900
29. 2015-07-02
    soldstatus $94,500
30. 2015-06-30
    soldstatus $94,500
31. 2015-06-30
    soldstatus $94,500
32. 2015-05-11
    listed $92,000
33. 2015-05-11
    listed $92,000
34. 2014-11-14
    historical
35. 2014-11-13
    historical
36. 2014-09-29
    historical
37. 2014-09-16
    historical
38. 2014-09-15
    historical
39. 2014-09-15
    historical
40. 2014-09-15
    historical
41. 2014-09-15
    historical
42. 2014-05-13
    listed $92,000
43. 2014-05-13
    listed $92,000
44. 2014-01-22
    historical
45. 2013-05-26
    listed $100,000
46. 2013-05-26
    listed $100,000
47. 2005-05-31
    historical
48. 2005-05-31
    historical
49. 2005-02-10
    listed $123,900
50. 2005-02-10
    listed $123,900

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $3,116 · $260/mo
• Expected delta: +$1,180/yr (+$98/mo · 61.0%)

ⓘ 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 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$15,628
• − Property taxes: −$1,936
• − Insurance: −$1,395
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$8,116
• Taxable loss: −$18,004
• Est. tax savings @ 24.0%: +$4,321
• After-tax cash flow: $-8,035/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 — Fair Plain

• Score: 64/100
• State rank: #495
• US rank: #14566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Plain, 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

+345.3% since first listed

64 events — show timeline

• 2026-05-22 Listed $289,000 SW Michigan MLS
• 2026-05-22 Listed $289,000 REALCOMP
• 2026-05-22 Listed $289,000 MiRealSource-MiMLS
• 2018-07-02 Sold (Public Records) $128,500 Public Records
• 2018-06-21 Listing Removed — SW Michigan MLS
• 2018-06-21 Sold (MLS) $128,500 SW Michigan MLS
• 2018-06-21 Sold (MLS) $128,500 REALCOMP
• 2018-05-16 Contingent — SW Michigan MLS
• 2018-05-01 Listed $124,900 MiRealSource-MiMLS
• 2018-05-01 Listed $124,900 SW Michigan MLS
• 2018-05-01 Listed $124,900 REALCOMP
• 2015-07-02 Sold (Public Records) $94,500 Public Records
• 2015-06-30 Sold (MLS) $94,500 SW Michigan MLS
• 2015-06-30 Sold (MLS) $94,500 REALCOMP
• 2015-05-11 Listed $92,000 SW Michigan MLS
• 2015-05-11 Listed $92,000 REALCOMP
• 2014-11-14 Listing Removed — SW Michigan MLS
• 2014-11-13 Listing Removed — REALCOMP
• 2014-09-29 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-05-13 Listed $92,000 REALCOMP
• 2014-05-13 Listed $92,000 SW Michigan MLS
• 2014-01-22 Listing Removed — REALCOMP
• 2013-05-26 Listed $100,000 REALCOMP
• 2013-05-26 Listed $100,000 SW Michigan MLS
• 2005-05-31 Listing Removed — SW Michigan MLS
• 2005-05-31 Listing Removed — REALCOMP
• 2005-02-10 Listed $123,900 SW Michigan MLS
• 2005-02-10 Listed $123,900 REALCOMP
• 2005-02-02 Listing Removed — REALCOMP
• 2004-08-02 Listed $123,900 REALCOMP
• 2004-08-02 Listed $123,900 SW Michigan MLS
• 2004-04-28 Listing Removed — REALCOMP
• 2003-10-28 Listed $124,900 REALCOMP
• 2003-10-28 Listed $124,900 SW Michigan MLS
• 2003-10-06 Sold (MLS) $76,000 REALCOMP
• 2003-10-06 Sold (MLS) $76,000 SW Michigan MLS
• 2003-09-05 Listed $76,900 REALCOMP
• 2003-09-05 Listed $76,900 SW Michigan MLS
• 2002-05-31 Listing Removed — REALCOMP
• 2001-09-10 Listed $97,000 REALCOMP
• 2001-09-10 Listed $97,000 SW Michigan MLS
• 1998-08-17 Sold (MLS) $84,000 REALCOMP
• 1998-08-17 Sold (MLS) $84,000 SW Michigan MLS
• 1998-06-29 Listed $86,900 REALCOMP
• 1998-06-29 Listed $86,900 SW Michigan MLS
• 1998-06-26 Listing Removed — REALCOMP
• 1998-03-26 Listed $86,900 REALCOMP
• 1998-03-26 Listed $86,900 SW Michigan MLS
• 1998-03-25 Listing Removed — REALCOMP
• 1997-08-01 Listed $86,900 REALCOMP
• 1997-08-01 Listed $86,900 SW Michigan MLS
• 1995-10-18 Sold (MLS) $73,000 REALCOMP
• 1995-10-18 Sold (MLS) $73,000 SW Michigan MLS
• 1995-07-07 Listed $79,900 REALCOMP
• 1995-07-07 Listed $79,900 SW Michigan MLS
• 1994-05-13 Sold (MLS) $62,000 REALCOMP
• 1994-05-13 Sold (MLS) $62,000 SW Michigan MLS
• 1994-02-21 Listed $64,900 REALCOMP
• 1994-02-21 Listed $64,900 SW Michigan MLS

Property tax history

+2.1%/yr

Latest (2024): $1,936 · +4.2% YoY. Source: county tax records.