254 BUTTERNUT ST BENTON HARBOR

BENTON HARBOR, Michigan, 49022

Tax DeedpendingSells Aug 6, 2026 · 37 days ago

View on map ↗

Opening bid

$716

Assessed value

$1,200

Market / AVM

—

Taxes owed

—

Parcel number: 03-4540-0005-00-4
Case number: —
Land use: Vacant
Building: —
Acreage: 0.08
Lot size: —
Year built: —
Owner of record: —

Legal description

LOT 5 BLK 1 LEESIDE 2ND ADD TO CITY OF BENTON HARBOR.

Property facts enriched via mi-taxsaleinfo-sev · 8/1/2026

Aerial view of 254 BUTTERNUT ST BENTON HARBOR — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 254 BUTTERNUT ST BENTON HARBOR — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Michigan property search (BS&A / county) ↗search: 03-4540-0005-00-4
Property Tax Search ↗search: 03-4540-0005-00-4
Foreclosures and Delinquent Tax Sales ↗search: 03-4540-0005-00-4
Recorded Document Search ↗search: 03-4540-0005-00-4
Michigan Survey and Plat Records Search ↗search: 03-4540-0005-00-4
Google Maps (parcel / address search) ↗

Berrien County rules

Sale type: Tax Deed
Redemption: Forfeiture/foreclosure process ends redemption rights before auction (roughly 2 years of delinquency)
Return if redeemed: N/A — outright deed transfer
Statute: Michigan Compiled Laws §211.78 et seq.

Full county profile →

Historical comps

17156 recorded outcomes in MI|Tax Deed (17156 with winning bid).

Sample size: 17,156
p(redeem) prior: 2%
Median sold: $3,900
Med bid/assessed: —

Berrien County2025-10-31
Owned
$800
Berrien County2025-10-31
Owned
$800
Berrien County2025-10-31
Owned
$850
Berrien County2025-10-31
Owned
$1,100
Berrien County2025-10-31
Owned
$2,600
Berrien County2025-10-31
Owned
$150

Liens that survive

Post-foreclosure deed generally clears many private liens; federal liens, environmental, and some governmental assessments can survive. Surplus-proceeds claims by former owners under Michigan post-Tyler practice may apply.

Quiet title

Title underwriting on MI tax-foreclosed deeds often wants quiet title or curative work before free-and-clear insurance.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Berrien County Treasurer — Land Auction ↗

Deal analysis

Your maximum bid

-$2,637

Do not bid — the numbers do not clear your margin.

Opening bid $716

Room to bid -$3,353

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156 for MI|Tax Deed — limited sample; light guidance only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $1,200 ÷ 0.5 assessment ratio. Michigan state equalized value is 50% of true cash value by constitution (Mich. Const. art. IX, § 3); taxable value may be lower still. The SEV published with these auction listings is taken from the delinquent tax year that was foreclosed upon, so it is typically several years stale — in a rising market it understates current value, and in a falling one it overstates it.

After-repair value: $2,400
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$192
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$825
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$720
Maximum bid: -$2,637

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

Deal analysis

Your maximum bid

-$2,637

Do not bid — the numbers do not clear your margin.

Opening bid $716

Room to bid -$3,353

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156 for MI|Tax Deed — limited sample; light guidance only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

After-repair value: $2,400
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$192
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$825
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$720
Maximum bid: -$2,637

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

County records

Berrien County rules

Historical comps

Verify before you bid

County records

Berrien County rules

Historical comps

Verify before you bid

AI risk brief