1216 Broadway · Benton Harbor, MI 49022

$74,999

2 bd · 2.0 ba · 666 sqft · SingleFamily public records · 28 Days on market

Built 1930 4,070 sqft lot $113/sqft · 12% below area Est $86k · 12% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +2.8/5.0
• 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

This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

Key facts

• Extra storage space
• Full basement
• Near local amenities

Tags

• UPDATED FULL BATHROOM
• KITCHEN APPLIANCES INCLUDED
• FULL BASEMENT
• EXTRA STORAGE SPACE
• NEAR LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 7.4% in Benton Harbor — 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 55/100 on livability (#671 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime F, amenities 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.
• Market conditions: 179 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $75k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,874 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is F 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. 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: 1.48% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.17%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $85,701
• List price: $74,999
• Delta: -6.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 E May St	0.23mi	2/1.0	636 (-4%)	22mo	$45,000	$71	60
379 Western Ave	0.63mi	1/1.0 (-1)	672 (+1%)	2mo	$87,500	$130	59
157 Cross St	0.16mi	2/1.0	730 (+10%)	17mo	$129,900	$178	59
1152 Jennings Ave	0.38mi	2/1.0	720 (+8%)	8mo	$92,000	$128	58
1332 Columbus Ave	0.20mi	2/1.0	744 (+12%)	12mo	$110,000	$148	57
270 Helmar Ct	0.52mi	2/1.0	750 (+13%)	4mo	$137,000	$183	48
280 Helmar Ct	0.52mi	2/1.0	740 (+11%)	16mo	$148,000	$200	40
299 W May St	0.49mi	2/1.0	737 (+11%)	20mo	$105,000	$142	38

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $12,555
• Equity at exit: $11,183

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $42,741
• Equity at exit: $6,485

Cash invested: $21,000 (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: 179
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $388

Break-even live

Break-even rent $616

Max offer price $74,999

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1903 Union Ave Benton Harbor, MI	1.0–2.0	1.0	613	$1,107	$1.81	44d	2	1.11mi

Listing history 50 events

1. 2026-06-19
   days on market $74,999 Active 28 DOM
2. 2026-06-18
   days on market $74,999 Active 27 DOM
3. 2026-06-17
   days on market $74,999 Active 26 DOM
4. 2026-06-16
   days on market $74,999 Active 25 DOM
5. 2026-06-15
   remarks 686-char remark
6. 2026-06-15
   price $74,999 Active 24 DOM
7. 2026-06-15
   days on market $77,500 Active 24 DOM
8. 2026-06-14
   days on market $77,500 Active 22 DOM
9. 2026-06-13
   days on market $77,500 Active 21 DOM
10. 2026-06-10
    days on market $77,500 Active 19 DOM
11. 2026-06-09
    days on market $77,500 Active 18 DOM
12. 2026-06-08
    days on market $77,500 Active 17 DOM
13. 2026-06-07
    days on market $77,500 Active 16 DOM
14. 2026-06-03
    days on market $77,500 Active 12 DOM
15. 2026-06-02
    days on market $77,500 Active 11 DOM
16. 2026-06-01
    days on market $77,500 Active 10 DOM
17. 2026-05-31
    days on market $77,500 Active 9 DOM
18. 2026-05-30
    days on market $77,500 Active 8 DOM
19. 2026-05-02
    price $79,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

20. 2026-05-02
    price $79,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

21. 2026-05-01
    price $79,999
22. 2026-03-06
    price $84,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

23. 2026-03-05
    price $84,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

24. 2026-03-05
    price $84,999

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

25. 2026-02-14
    price $89,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

26. 2026-02-14
    price $89,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

27. 2026-02-14
    price $89,999

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

28. 2026-02-04
    price $94,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

29. 2026-02-03
    price $94,999 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

30. 2026-02-03
    price $94,999

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

31. 2026-01-13
    listed $99,999 Active 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

32. 2026-01-13
    listed $99,999 Active 529-char remark

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

33. 2026-01-13
    listed $99,999 Active

    Show marketing remark (529 chars)

    This move-in-ready 2-bed, 1-bath home gives you an updated kitchen with NEW appliances, refreshed bath, new flooring throughout, and an open-concept living space that feels larger than the square footage suggests. The full basement adds storage or potential workshop space. Solid, clean, and functional -- this is a smart buy for a first-time homeowner, downsizer, or investor. Under $100k, it's a rare opportunity to own quality real estate in a market where values still have room to climb. Call today for your private showing!

34. 2026-01-05
    historical
35. 2026-01-05
    historical
36. 2025-12-15
    price $99,999
37. 2025-12-14
    price $99,999
38. 2025-12-14
    price $99,999
39. 2025-12-10
    price $109,999
40. 2025-12-09
    price $109,999
41. 2025-12-09
    price $109,999
42. 2025-12-07
    price $120,000
43. 2025-12-06
    price $120,000
44. 2025-12-06
    price $120,000
45. 2025-12-03
    listed $125,000 Active
46. 2025-12-03
    listed $125,000 Active
47. 2022-06-15
    soldstatus $29,500 Sold
48. 2022-06-15
    soldstatus $29,500 Sold
49. 2022-06-01
    status Pending
50. 2022-06-01
    status Pending

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$206/yr (+$17/mo · 27.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,284
• − Mortgage interest: −$4,201
• − Property taxes: −$744
• − Insurance: −$375
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,182
• Taxable income: $3,657
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,778/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 Harbor

• Score: 55/100
• State rank: #671
• US rank: #23724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton Harbor, 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

+77.8% since first listed

37 events — show timeline

• 2026-05-02 Price Changed $79,999 MiRealSource-MiMLS
• 2026-05-02 Price Changed $79,999 REALCOMP
• 2026-05-01 Price Changed $79,999 SW Michigan MLS
• 2026-03-06 Price Changed $84,999 MiRealSource-MiMLS
• 2026-03-05 Price Changed $84,999 REALCOMP
• 2026-03-05 Price Changed $84,999 SW Michigan MLS
• 2026-02-14 Price Changed $89,999 MiRealSource-MiMLS
• 2026-02-14 Price Changed $89,999 REALCOMP
• 2026-02-14 Price Changed $89,999 SW Michigan MLS
• 2026-02-04 Price Changed $94,999 MiRealSource-MiMLS
• 2026-02-03 Price Changed $94,999 REALCOMP
• 2026-02-03 Price Changed $94,999 SW Michigan MLS
• 2026-01-13 Listed $99,999 SW Michigan MLS
• 2026-01-13 Listed $99,999 REALCOMP
• 2026-01-13 Listed $99,999 MiRealSource-MiMLS
• 2026-01-05 Listing Removed — REALCOMP
• 2026-01-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-15 Price Changed $99,999 MiRealSource-MiMLS
• 2025-12-14 Price Changed $99,999 REALCOMP
• 2025-12-14 Price Changed $99,999 SW Michigan MLS
• 2025-12-10 Price Changed $109,999 MiRealSource-MiMLS
• 2025-12-09 Price Changed $109,999 REALCOMP
• 2025-12-09 Price Changed $109,999 SW Michigan MLS
• 2025-12-07 Price Changed $120,000 MiRealSource-MiMLS
• 2025-12-06 Price Changed $120,000 REALCOMP
• 2025-12-06 Price Changed $120,000 SW Michigan MLS
• 2025-12-03 Listed $125,000 REALCOMP
• 2025-12-03 Listed $125,000 MiRealSource-MiMLS
• 2022-06-15 Sold (MLS) $29,500 SW Michigan MLS
• 2022-06-15 Sold (MLS) $29,500 REALCOMP
• 2022-06-01 Pending — REALCOMP
• 2022-06-01 Pending — SW Michigan MLS
• 2022-02-04 Price Changed $40,000 REALCOMP
• 2022-02-04 Price Changed $40,000 SW Michigan MLS
• 2022-01-04 Listed $40,000 MiRealSource-MiMLS
• 2022-01-04 Listed $45,000 SW Michigan MLS
• 2022-01-04 Listed $45,000 REALCOMP

Property tax history

+11.8%/yr

Latest (2024): $744 · +4.2% YoY. Source: county tax records.