1565 N M-63 #53 · Benton Harbor, MI 49022

$44,700

3 bd · 1.0 ba · 904 sqft · Manufactured · 144 Days on market

Built 1996 5,000 sqft lot Est $44k · at est. $560/mo HOA · 49% of rent

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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 +18.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.1/15.0
• DSCR +5.7/10.0
• 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

Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

Key facts

• Open floor plan
• Amish built shed
• Updated kitchen

Tags

• NEW WINDOWS
• UPDATED KITCHEN
• AMISH BUILT SHED
• OPEN FLOOR PLAN
• GATED BOAT AND RV PARKING
• WALKING TRAILS

Property features AI

Finance

• HOA & community: Monthly association with pets allowed; Association fee includes trash and snow removal

Exterior

• Utilities: Public water; Cable connected; High-speed internet
• Home design: Residential property; Other architectural style
• Construction: Built in 1996; Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Paved road access; Located on Lake Michigan

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: One full bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Replacement insulated windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $40 ($475/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.

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 $309 of loan paydown is wiped out by about $1k 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 144 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $39,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.57% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $44,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1565 N M-63 #53	0.00mi	3/1.0	904 (0%)	0mo	$44,700	$49	100

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-4,360
• Equity at exit: $6,665

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $918
• Equity at exit: $3,865

Cash invested: $12,516 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$234
• Tax est. 1.5%: −$56 /mo · $670/yr
• Insurance: −$19
• HOA: −$560
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $40

Break-even live

Break-even rent $1,100

Max offer price $44,700

Occupancy floor 92%

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: $11,175
• Closing costs: $1,341
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Colonial Dr Unit 1 Benton Harbor, MI	2.0	1.0	850	$1,150	$1.35	43d	1	1.45mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: watersewerlandscapinggymsecurity

Listing history 18 events

1. 2026-05-10
   status Pending 985-char remark

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

2. 2026-05-10
   status Pending 990-char remark

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

3. 2026-05-10
   status Pending

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

4. 2026-03-18
   historical Accepting Backup Offers 985-char remark

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

5. 2026-03-18
   historical Active Under Contract 990-char remark

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

6. 2026-03-18
   historical Active - Backup Offers Accepted

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

7. 2026-02-14
   price $44,700 985-char remark

   Show marketing remark (985 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

8. 2026-02-13
   price $44,700 990-char remark

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

9. 2026-02-13
   price $44,700

   Show marketing remark (990 chars)

   Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

10. 2026-01-31
    price $44,800 985-char remark

    Show marketing remark (985 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

11. 2026-01-30
    price $44,800 990-char remark

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

12. 2026-01-30
    price $44,800

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

13. 2026-01-25
    price $44,900 985-char remark

    Show marketing remark (985 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

14. 2026-01-24
    price $44,900 990-char remark

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

15. 2026-01-24
    price $44,900

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

16. 2025-12-17
    listed $45,000 Active 985-char remark

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

17. 2025-12-17
    listed $45,000 Active 990-char remark

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

18. 2025-12-17
    listed $45,000 Active

    Show marketing remark (990 chars)

    Very attractive Mobile Home in the wonderful and friendly community of North Shore Estates, this home offers 3 bedrooms, all new windows, updated kitchen, new 10 x 8 Amish built shed, and nice open floor plan! This was built in 1996 and is in really nice condition and newly painted interior with attractive vinyl siding! It is just over 900 square feet of living area. Must have park approval & financial approval for all viewings! Very beautiful and safe community 24/7. There is a nice size gated boat and RV parking area, beautiful landscaping, new walking trails and fitness center coming in 2026, and so much more! The home is on leased land for $560/month. Homeowner pays all utilities including water/sewer. The location is fantastic and less than a mile from Lake Michigan and Rocky Gap Beach, as well as a very short drive to Jean Klock Park, Harbor Shores World Class Golf Course and Resort, and downtown St. Joe, with great shopping, beaches, entertainment and more!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $13,800
• − Mortgage interest: −$2,504
• − Property taxes: −$670
• − Insurance: −$224
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − HOA: −$6,720
• − Depreciation: −$1,300
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $433/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

• 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

-0.7% since first listed

18 events — show timeline

• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — SW Michigan MLS
• 2026-03-18 Contingent — MiRealSource-MiMLS
• 2026-03-18 Contingent — REALCOMP
• 2026-03-18 Contingent — SW Michigan MLS
• 2026-02-14 Price Changed $44,700 MiRealSource-MiMLS
• 2026-02-13 Price Changed $44,700 REALCOMP
• 2026-02-13 Price Changed $44,700 SW Michigan MLS
• 2026-01-31 Price Changed $44,800 MiRealSource-MiMLS
• 2026-01-30 Price Changed $44,800 REALCOMP
• 2026-01-30 Price Changed $44,800 SW Michigan MLS
• 2026-01-25 Price Changed $44,900 MiRealSource-MiMLS
• 2026-01-24 Price Changed $44,900 REALCOMP
• 2026-01-24 Price Changed $44,900 SW Michigan MLS
• 2025-12-17 Listed $45,000 SW Michigan MLS
• 2025-12-17 Listed $45,000 REALCOMP
• 2025-12-17 Listed $45,000 MiRealSource-MiMLS