783 E Huron River Dr · Belleville, MI 48111

$140,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 6 Days on market

Built 1929 0.28 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits just outside the city limits of Belleville. This spacious 4-bedroom, 2-bath home offers a flexible layout, a generous lot, and plenty of room to bring your vision to life. Ready for its next chapter, this property is a great option for an investor, contractor, or buyer looking for a renovation project with upside. The large barn adds even more value with a workshop area, additional bathroom, and flexible space for storage, hobbies, projects, or future use. Conveniently located near town, major roads, and everyday amenities. Sold as-is. Buyer to verify all information.

Key facts

• Generous lot
• Workshop area
• Large barn

Tags

• GENEROUS LOT
• LARGE BARN
• WORKSHOP AREA
• ADDITIONAL BATHROOM

Property features AI

Finance

• Other: Property listed as residential, single family
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached oversized garage with workshop; Approximately 3.5 garage spaces
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof; Slab foundation; Built with aluminum siding
• Exterior features: Covered porch; Fenced yard; Paved road access

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Baseboard heating; Radiant heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Double-sided gas fireplace in the living room; Crawl space basement; 8 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.3% vs local median 3.4% in Belleville — 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 75/100 on livability (#164 in MI, #4,360 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 216 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1929 — 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 D-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. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $286,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
684 Greylock St	0.22mi	3/1.0 (-1)	1,507 (-6%)	1mo	$228,250	$151	70
1140 E Huron River Dr	0.35mi	3/2.0 (-1)	1,608 (+0%)	12mo	$320,000	$199	68
60 S Biggs St	0.24mi	3/2.0 (-1)	1,365 (-15%)	0mo	$340,000	$249	59
26020 Martinsville Rd	0.72mi	3/2.0 (-1)	1,602 (+0%)	3mo	$350,000	$218	59
137 Madelon St	0.50mi	4/1.5	1,600 (0%)	20mo	$315,000	$197	58
127 Madelon St	0.50mi	3/2.5 (-1)	1,718 (+7%)	4mo	$300,000	$175	54
11519 Fisher Rd	0.52mi	3/1.5 (-1)	1,584 (-1%)	20mo	$278,000	$176	50
133 Angola St	0.56mi	4/1.5	1,444 (-10%)	8mo	$255,000	$177	49
13337 N Cumberland Dr	0.59mi	3/2.5 (-1)	1,735 (+8%)	7mo	$310,000	$179	45
138 Clarence St	0.37mi	3/2.0 (-1)	1,376 (-14%)	16mo	$275,000	$200	41
208 E Huron River Dr	0.57mi	3/1.5 (-1)	1,385 (-13%)	14mo	$215,000	$155	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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $8,491
• Equity at exit: $20,874

10-year hold

• IRR: 15.5%
• Equity multiple: 2.30×
• Total profit: $51,068
• Equity at exit: $12,105

Cash invested: $39,200 (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 48111

• Rents YoY: 3.6%
• Active inventory: 216
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $470

Break-even live

Break-even rent $1,246

Max offer price $140,000

Occupancy floor 69%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
956 Sumpter Rd Van Buren Twp, MI	2.0–3.0	1.0–2.0	1232	$1,599	$1.30	1d	1	1.14mi
955 Sumpter Rd Belleville, MI	4.0	2.0	1440	$1,649	$1.15	1d	1	1.27mi

Listing history 6 events

1. 2026-06-07
   status $140,000 Pending 6 DOM
2. 2026-06-04
   days on market $140,000 Active 6 DOM
3. 2026-06-03
   days on market $140,000 Active 5 DOM
4. 2026-06-02
   days on market $140,000 Active 4 DOM
5. 2026-06-01
   days on market $140,000 Active 3 DOM
6. 2026-05-31
   days on market $140,000 Active 2 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,093
• − Mortgage interest: −$7,842
• − Property taxes: −$2,301
• − Insurance: −$700
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$4,073
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,768/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Belleville

• Score: 75/100
• State rank: #164
• US rank: #4360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleville, MI
• County: Wayne County · 1,562,939 people
• City population: 44,709
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,709
• Household income: $76,595
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1200.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.11%
• Current HPI: 236.4458
• Rent YoY: ▲ 3.64%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+0.1% since first listed

5 events — show timeline

• 2026-05-29 Listed $140,000 MiRealSource-MiMLS
• 2026-05-29 Listed $140,000 REALCOMP
• 2010-03-17 Sold (Public Records) $100,000 Public Records
• 2010-02-08 Sold (MLS) $100,000 REALCOMP
• 2009-03-06 Listed $139,900 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $2,301 · +3.0% YoY. Source: county tax records.