1091 N Benton Center Rd · Benton Heights, MI 49022

$159,900

3 bd · 1.0 ba · 1,749 sqft · SingleFamily public records · 4 Days on market

Built 1003 1.86 ac lot Est $164k · at est.

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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 +16.3/30.0
• ARV discount +8.7/15.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

Key facts

• Privacy
• Vineyard views
• Old stone block barn

Tags

• 1.86 ACRES
• NO CLOSE NEIGHBORS
• PRIVACY
• RURAL SETTING
• VINEYARD VIEWS
• OLD STONE BLOCK BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $147k (7.9% below list).
• Recommended offer: $147k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#506 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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 $73k; list at $160k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1003 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,232 (7.9% below list)

Questions for the listing agent

1. Built in 1003 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $164,406
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1091 N Benton Center Rd	0.00mi	3/1.0	1,749 (0%)	1mo	$165,000	$94	99

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-20,350
• Equity at exit: $23,842

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-10,549
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $87

Break-even live

Break-even rent $1,362

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $178	-5% $132	+0% $87	+5% $42	+10% $-3
Rent	-10% $-29	-5% $29	+0% $87	+5% $145	+10% $204
Rate	-1.0pp $168	-0.5pp $128	base $87	+0.5pp $46	+1.0pp $4

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-18
   status Pending 826-char remark

   Show marketing remark (826 chars)

   Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

2. 2026-04-18
   status Pending 826-char remark

   Show marketing remark (826 chars)

   Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

3. 2026-04-18
   status Pending

   Show marketing remark (826 chars)

   Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

4. 2026-04-14
   listed $159,900 Active 826-char remark

   Show marketing remark (826 chars)

   Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

5. 2026-04-14
   listed $159,900 Active 826-char remark

   Show marketing remark (826 chars)

   Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

6. 2026-04-14
   listed $159,900 Active

   Show marketing remark (826 chars)

   Great opportunity to own your own starter farm or country homestead! Situated on 1.86 acres with no close neighbors on your side of the road, this property offers privacy, space, and a peaceful rural setting -- surrounded by beautiful vineyard views. The property is set up for animals and hobby farming, featuring an old stone block barn with 2 horse stalls. While the barn does need repair, the foundation is solid and provides a great starting point for restoration or customization. Multiple fenced-in areas are already in place, making it ideal for horses, goats, or other livestock. The home offers a functional layout with room for improvements, creating an excellent opportunity for buyers looking to build equity, invest, or customize to their liking. With the right vision, this property has strong upside potential.

7. 2002-06-14
   soldstatus $73,000
8. 2002-06-14
   soldstatus $73,000
9. 2002-01-29
   listed $75,000
10. 2002-01-29
    listed $75,000
11. 2001-03-07
    soldstatus $63,900
12. 2001-03-07
    soldstatus $63,900
13. 2001-02-02
    listed $63,900
14. 2001-02-02
    listed $63,900

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,256 · $188/mo
• Expected delta: +$207/yr (+$17/mo · 10.1%)

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

Taxation est. · year 1

• Rental income: $17,668
• − Mortgage interest: −$8,957
• − Property taxes: −$2,049
• − Insurance: −$800
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,652
• Taxable loss: −$1,616
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,435/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 — Benton Heights

• Score: 63/100
• State rank: #506
• US rank: #15039

Category grades

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

+150.2% since first listed

14 events — show timeline

• 2026-04-18 Pending — REALCOMP
• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — SW Michigan MLS
• 2026-04-14 Listed $159,900 SW Michigan MLS
• 2026-04-14 Listed $159,900 MiRealSource-MiMLS
• 2026-04-14 Listed $159,900 REALCOMP
• 2002-06-14 Sold (MLS) $73,000 REALCOMP
• 2002-06-14 Sold (MLS) $73,000 SW Michigan MLS
• 2002-01-29 Listed $75,000 REALCOMP
• 2002-01-29 Listed $75,000 SW Michigan MLS
• 2001-03-07 Sold (MLS) $63,900 REALCOMP
• 2001-03-07 Sold (MLS) $63,900 SW Michigan MLS
• 2001-02-02 Listed $63,900 REALCOMP
• 2001-02-02 Listed $63,900 SW Michigan MLS

Property tax history

+1.9%/yr

Latest (2024): $2,049 · +5.0% YoY. Source: county tax records.