3107 Dean Rd · Bedford, MI 48144

$249,900

4 bd · 1.5 ba · 1,750 sqft · SingleFamily · 1 Days on market

Built 1978 1.02 ac lot Est $275k · 9% under

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Why this score? — see what drove the C+ 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 +24.7/30.0
• ARV discount +11.6/15.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a private, wooded one-acre lot in the historic Lambertville community, this spacious two-story home offers endless potential and exceptional value. The traditional floor plan features a generous living room, formal dining room, and a private family room, providing plenty of space for everyday living and entertaining. Upstairs, you'll find four generously sized bedrooms, including a primary suite with direct access to a full bath and a large walk-in closet. The inviting family room showcases a stone-faced natural wood-burning fireplace and a sliding glass door that opens to the serene, wooded backyard. The dining room features an Andersen French door leading to the deck, while the

Key facts

• Covered front porch
• Andersen french door
• Paved driveway

Tags

• PRIVATE WOODED LOT
• STONE FACED FIREPLACE
• ANDERSEN FRENCH DOOR
• COVERED FRONT PORCH
• OVERSIZED HEATED GARAGE
• PAVED DRIVEWAY

Property features AI

Finance

• Other: Property type: Residential; Acreage: about 1.02 acres

Exterior

• Parking: Attached heated garage with garage door opener and direct access; Garage provides approximately 2.5 parking spaces
• Utilities: Private well water; Public paved road access; Natural gas for heating and water heater; Electric for cooling and other systems
• Home design: Residential 2-story home; Entry-level kitchen, dining, family and living areas; Built in 1978; Frontage approximately 121 feet
• Construction: Vinyl siding exterior; Crawl-space foundation
• Exterior features: Porch; Shed (outbuilding); Wooded lot; Paved street access

Interior

• Kitchen: 10 x 10 kitchen; Range/Oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms located on the second floor (approx. sizes: 15 x 12; 15 x 15; ~12 wide; 12 x 10)
• Bathrooms: Two total bathrooms (one full bathroom, one lavatory)
• Heating & cooling: Forced air heating; Natural gas fuel; Central air conditioning; Attic fan; Gas water heater
• Interior features: Fireplace in family room (natural fireplace); 11 total rooms
• Laundry & utility: Laundry room on entry level (10 x 6); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bedford Public Schools (suburban): math 33% / reading 53% proficiency, ranked #150 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 264 units permitted in Monroe 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.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $250k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $274,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 W Dean Rd	0.26mi	4/2.0	1,504 (-14%)	3mo	$295,000	$196	60
8464 Keitha Dr	0.38mi	4/1.5	1,560 (-11%)	4mo	$268,000	$172	60
3347 Shadywood Dr	0.49mi	3/2.0 (-1)	1,788 (+2%)	9mo	$329,000	$184	59
3415 Woodmont Dr	0.74mi	4/2.0	1,848 (+6%)	2mo	$289,900	$157	53
2825 Consear Rd	0.62mi	3/1.5 (-1)	1,708 (-2%)	14mo	$250,000	$146	50
3343 Consear Rd	0.60mi	4/2.0	1,600 (-9%)	9mo	$210,000	$131	48
3468 Fairwood Dr	0.67mi	3/2.0 (-1)	1,680 (-4%)	14mo	$325,000	$193	44
8303 Summerfield Rd	0.69mi	3/1.5 (-1)	1,840 (+5%)	13mo	$225,000	$122	43
3336 Springdale St	0.50mi	3/1.5 (-1)	1,508 (-14%)	12mo	$165,000	$109	38
3335 Woodmont Dr	0.69mi	3/2.0 (-1)	1,671 (-4%)	19mo	$272,500	$163	37
8299 Galloway Dr	0.69mi	4/2.0	1,994 (+14%)	9mo	$285,000	$143	35
7712 Secor Rd	0.62mi	3/2.0 (-1)	1,916 (+10%)	19mo	$286,000	$149	32

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-7,251
• Equity at exit: $37,261

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $36,200
• Equity at exit: $21,607

Cash invested: $69,972 (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 48144

• Active inventory: 29
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,553 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $524

Break-even live

Break-even rent $1,890

Max offer price $249,900

Occupancy floor 74%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3055 W Sterns Rd Lambertville, MI	3.0	2.0	2470	$2,595	$1.05	21d	1	1.02mi
7076 Middlebury Dr Lambertville, MI	3.0	2.0	1248	$2,495	$2.00	13d	1	1.42mi

Listing history 3 events

1. 2026-06-19
   statuslisting id $249,900 Active 1 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $249,900 Coming Soon 1 DOM

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $2,396 · $200/mo
• Expected delta: +$1,452/yr (+$121/mo · 153.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,636
• − Mortgage interest: −$13,998
• − Property taxes: −$944
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$7,270
• Taxable income: $2,273
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $5,738/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: Bedford Public Schools
• NCES district ID: 2604470
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $63,784
• Composite: 38.22/100
• National rank: #4252
• State rank: #150 of 540 in MI

Livability — Bedford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lambertville, MI
• Population (ZIP): 10,275

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 5% Scotch-Irish 2%
• Foreign-born: 4% · China, South Korea
• Languages at home: 95% English-only · Tagalog/Filipino 2% Spanish 1% Arabic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.72%
• Current HPI: 163.3496
• 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

+163.1% since first listed

2 events — show timeline

• 2026-06-17 Coming Soon $249,900 MiRealSource-MiMLS
• 2026-01-08 Sold (Public Records) $95,000 Public Records

Property tax history

-6.2%/yr

Latest (2025): $944 · -75.1% YoY. Source: county tax records.