835 Ansley Dr · Fair Plain, MI 49085

$235,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 3 Days on market

Built 1956 0.32 ac lot Est $217k · 8% over

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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 +12.2/30.0
• Schools +5.1/10.0
• ARV discount +3.8/15.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space. A solid opportunity for an owner-occupant or investor looking for a well-located property with strong usability and upside.

Key facts

• Usable outdoor space
• Large side yard
• Corner lot

Tags

• CORNER LOT
• USABLE OUTDOOR SPACE
• LARGE SIDE YARD
• FULLY FENCED BACKYARD
• HARDWOOD FLOORS
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-49 ($-587/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (20.6% below list).
• Recommended offer: $187k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% in Fair Plain — 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 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.
• St. Joseph Public Schools (suburban): math 53% / reading 64% proficiency, ranked #47 of 540 in MI (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Clarke School (math 52% / reading 59%, grade C, #269 of 1,397 statewide, top 19%, 483 students, 24% FRL); Upton Middle School (math 56% / reading 65%, grade B+, #51 of 493 statewide, top 11%, 665 students, 30% FRL); St Joseph High School (math 52% / reading 69%, grade C+, #70 of 713 statewide, top 10%, 988 students, 26% FRL).
• Market conditions: Rents soft (-0.2%/yr); 224 active listings in the ZIP; solid renter incomes; 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 $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $106k; list at $235k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,548 (20.6% 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 1956 — 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: 0.79% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $217,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
835 Ansley Dr	0.00mi	3/1.0	1,014 (+3%)	1mo	$238,000	$235	94
740 Sheridan Rd	0.15mi	3/1.0	1,045 (+6%)	15mo	$175,000	$167	71
3215 Meade Ct	0.27mi	3/1.0	1,100 (+11%)	3mo	$236,000	$215	66
631 Marvin Ave	0.36mi	3/1.0	1,076 (+9%)	4mo	$270,000	$251	64
940 Vineland Rd	0.33mi	2/1.0 (-1)	1,056 (+7%)	8mo	$232,000	$220	62
956 Vinewood Dr	0.49mi	3/1.5	1,040 (+5%)	11mo	$238,500	$229	58
932 Wedgewood Rd	0.42mi	3/1.0	1,120 (+13%)	4mo	$235,000	$210	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-46,695
• Equity at exit: $35,039

10-year hold

• IRR: -22.6%
• Equity multiple: -0.00×
• Total profit: $-65,938
• Equity at exit: $20,319

Cash invested: $65,800 (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 49085

• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-49

Break-even live

Break-even rent $1,927

Max offer price $226,363

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $18	+0% $-49	+5% $-115	+10% $-182
Rent	-10% $-196	-5% $-123	+0% $-49	+5% $25	+10% $98
Rate	-1.0pp $69	-0.5pp $11	base $-49	+0.5pp $-110	+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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-16
   status Pending 1074-char remark

   Show marketing remark (1074 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space. A solid opportunity for an owner-occupant or investor looking for a well-located property with strong usability and upside.

2. 2026-04-03
   status Pending 1074-char remark

   Show marketing remark (950 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space.

3. 2026-04-03
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space.

4. 2026-04-03
   status Pending

   Show marketing remark (950 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space.

5. 2026-04-02
   historical 1074-char remark

   Show marketing remark (1074 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space. A solid opportunity for an owner-occupant or investor looking for a well-located property with strong usability and upside.

6. 2026-03-31
   listed $235,000 Active 1074-char remark

   Show marketing remark (950 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space.

7. 2026-03-31
   listed $235,000 Active 950-char remark

   Show marketing remark (950 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space.

8. 2026-03-31
   listed $235,000 Active

   Show marketing remark (950 chars)

   Move-in ready 3-bedroom, 1-bath home situated on a spacious corner lot in St. Joseph. This property offers a rare combination of usable outdoor space, including a large side yard and fully fenced backyard--ideal for entertaining, pets, or future expansion. Inside, the home features attractive hardwood floors throughout the main living areas, providing a warm and timeless feel. The functional layout offers comfortable living with plenty of natural light, along with a convenient laundry chute in the hallway leading directly to the basement washer and dryer. The basement adds valuable flexibility with a dedicated laundry area and additional space for storage, a workshop, or potential finished living area. Exterior highlights include a private deck and patio setup, a new shed for additional storage, and a one-car garage. The trees on the property have also been recently trimmed, enhancing both curb appeal and usability of the outdoor space.

9. 2014-09-26
   historical
10. 2007-08-13
    soldstatus $106,000
11. 2007-08-13
    soldstatus $106,000
12. 2007-04-06
    listed $116,850
13. 2007-04-06
    listed $116,850
14. 2006-11-16
    historical
15. 2006-05-16
    listed $143,900
16. 2006-05-16
    listed $143,900

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,964 · $247/mo
• Expected delta: +$655/yr (+$55/mo · 28.4%)

ⓘ 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 ≥101°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: $22,386
• − Mortgage interest: −$13,164
• − Property taxes: −$2,308
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$6,836
• Taxable loss: −$4,679
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $536/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: St. Joseph Public Schools
• NCES district ID: 2632850
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $61,232
• Composite: 50.87/100
• National rank: #1795
• State rank: #47 of 540 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

• County: Berrien County · 71,477 people
• Metro: Niles, MI
• Population (ZIP): 23,827
• Household income: $104,969
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 277.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 6% Iranian 4% Italian 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 1% Chinese 1%

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: ▼ -332.72%
• Current HPI: 207.2281
• Rent YoY: ▼ -0.24%
• 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

+63.3% since first listed

16 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-04-03 Pending — REALCOMP
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — SW Michigan MLS
• 2026-04-02 Listing Removed — REALCOMP
• 2026-03-31 Listed $235,000 SW Michigan MLS
• 2026-03-31 Listed $235,000 MiRealSource-MiMLS
• 2026-03-31 Listed $235,000 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2007-08-13 Sold (MLS) $106,000 REALCOMP
• 2007-08-13 Sold (MLS) $106,000 SW Michigan MLS
• 2007-04-06 Listed $116,850 REALCOMP
• 2007-04-06 Listed $116,850 SW Michigan MLS
• 2006-11-16 Listing Removed — REALCOMP
• 2006-05-16 Listed $143,900 REALCOMP
• 2006-05-16 Listed $143,900 SW Michigan MLS

Property tax history

+2.9%/yr

Latest (2024): $2,308 · +4.1% YoY. Source: county tax records.