9068 Village Meadows Dr · Temperance, MI 48182

$384,900

4 bd · 2.5 ba · 2,703 sqft · SingleFamily · 15 Days on market

Built 2004 9,583 sqft lot Est $354k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 4 bedroom, 2 story home in Village Meadows! Enjoy entertaining in the recently updated kitchen which boasts new LVP flooring, granite counter tops, backsplash, paint and lighting. Picnic with friends and family in the private back yard with above ground pool and adjoining deck. Perfect for summer evenings! Fantastic open concept family room with fireplace to host family birthdays, holidays and more. Home is located in a very desirable subdivision, convenient to both Monroe and Toledo. Great location for schools, doctors, shopping, and outdoor activities. Freshly sealed driveway plus more!! Call me today for your private showing - this one will be gone!! (Children's playset is not included in sale - will be removed. )

Key facts

• Private back yard
• Above ground pool
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE BACK YARD
• ABOVE GROUND POOL
• ADJOINING DECK
• OPEN CONCEPT FAMILY ROOM
• FIREPLACE

Property features AI

Finance

• Other: Subdivision: Village Meadows
• HOA & community: Homeowners association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Brick and vinyl siding exterior
• Exterior features: Above-ground pool; Paved road access; Lot dimensions approximately 74 x 132

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas fireplace; Partially finished basement with concrete construction
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $385k).
• Recommended offer: $379k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#229 in MI) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• At $5,995/mo this rent would consume 87% of the median local household income ($83k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $108k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $205k; list at $385k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $379,126 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.56% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $354,093
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
696 Webber Dr	0.16mi	5/2.5 (+1)	2,838 (+5%)	11mo	$425,100	$150	70
566 Webber Dr	0.13mi	4/2.0	2,523 (-7%)	14mo	$351,000	$139	69
9145 Village Meadows Dr	0.12mi	3/3.0 (-1)	2,317 (-14%)	8mo	$287,600	$124	57
8766 Lewis Ave	0.57mi	3/1.5 (-1)	2,496 (-8%)	21mo	$190,000	$76	34
867 Eagle Ridge Trl	0.53mi	4/2.0	2,322 (-14%)	22mo	$305,000	$131	31

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: 21.2%
• Equity multiple: 1.86×
• Total profit: $93,203
• Equity at exit: $57,390

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $281,108
• Equity at exit: $33,279

Cash invested: $107,772 (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 48182

• Active inventory: 79
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,018
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $2,445

Break-even live

Break-even rent $2,900

Max offer price $384,900

Occupancy floor 54%

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1379 Castlebury Dr Temperance, MI	5.0	3.5	3392	$5,995	$1.77	13d	1	1.00mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $384,900 Pending 15 DOM
2. 2026-06-03
   days on market $384,900 Active Under Contract 12 DOM
3. 2026-06-02
   days on market $384,900 Active Under Contract 11 DOM
4. 2026-06-01
   days on market $384,900 Active Under Contract 10 DOM
5. 2026-05-31
   days on market $384,900 Active Under Contract 9 DOM
6. 2026-05-30
   days on market $384,900 Active Under Contract 8 DOM
7. 2026-05-23
   listed $384,900 Active

   Show marketing remark (755 chars)

   Welcome to this beautiful 4 bedroom, 2 story home in Village Meadows! Enjoy entertaining in the recently updated kitchen which boasts new LVP flooring, granite counter tops, backsplash, paint and lighting. Picnic with friends and family in the private back yard with above ground pool and adjoining deck. Perfect for summer evenings! Fantastic open concept family room with fireplace to host family birthdays, holidays and more. Home is located in a very desirable subdivision, convenient to both Monroe and Toledo. Great location for schools, doctors, shopping, and outdoor activities. Freshly sealed driveway plus more!! Call me today for your private showing - this one will be gone!! (Children's playset is not included in sale - will be removed. )

8. 2026-05-23
   listed $384,900 Active 755-char remark

   Show marketing remark (755 chars)

   Welcome to this beautiful 4 bedroom, 2 story home in Village Meadows! Enjoy entertaining in the recently updated kitchen which boasts new LVP flooring, granite counter tops, backsplash, paint and lighting. Picnic with friends and family in the private back yard with above ground pool and adjoining deck. Perfect for summer evenings! Fantastic open concept family room with fireplace to host family birthdays, holidays and more. Home is located in a very desirable subdivision, convenient to both Monroe and Toledo. Great location for schools, doctors, shopping, and outdoor activities. Freshly sealed driveway plus more!! Call me today for your private showing - this one will be gone!! (Children's playset is not included in sale - will be removed. )

9. 2016-11-30
   soldstatus $205,000
10. 2016-11-22
    soldstatus $205,000 376-char remark

    Show marketing remark (376 chars)

    Spacious Living! This 4 bed 2 1/2 bath home w/ open floor plan is perfect for entertaining. From the large open kitchen w/ island to the family room w/ gas fireplace. The basement is partially finished and has extra rooms for storage. The slider off the kitchen leads to the patio and fenced backyard with no back neighbor. Possession at closing. Be moved in for the holidays.

11. 2016-11-22
    soldstatus $205,000 Closed

    Show marketing remark (376 chars)

    Spacious Living! This 4 bed 2 1/2 bath home w/ open floor plan is perfect for entertaining. From the large open kitchen w/ island to the family room w/ gas fireplace. The basement is partially finished and has extra rooms for storage. The slider off the kitchen leads to the patio and fenced backyard with no back neighbor. Possession at closing. Be moved in for the holidays.

12. 2016-10-10
    historical Keep Showing-Contgcy Appl
13. 2016-10-03
    price $214,900
14. 2016-07-22
    price $219,900
15. 2016-07-09
    listed $229,900 Active
16. 2016-07-08
    listed $214,900 376-char remark

    Show marketing remark (376 chars)

    Spacious Living! This 4 bed 2 1/2 bath home w/ open floor plan is perfect for entertaining. From the large open kitchen w/ island to the family room w/ gas fireplace. The basement is partially finished and has extra rooms for storage. The slider off the kitchen leads to the patio and fenced backyard with no back neighbor. Possession at closing. Be moved in for the holidays.

17. 2013-03-07
    soldstatus $195,000
18. 2013-02-21
    soldstatus $195,000
19. 2013-02-21
    soldstatus $195,000
20. 2013-01-21
    historical
21. 2012-10-31
    listed $199,900
22. 2012-10-31
    listed $199,900

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $3,638 · $303/mo
• Expected delta: +$2,289/yr (+$191/mo · 169.7%)

ⓘ 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 ≥102°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: $71,940
• − Mortgage interest: −$21,560
• − Property taxes: −$1,349
• − Insurance: −$1,924
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − Depreciation: −$11,197
• Taxable income: $24,398
• Est. tax owed @ 24.0%: −$5,856
• After-tax cash flow: $23,482/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 — Temperance

• Score: 72/100
• State rank: #229
• US rank: #5788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe · 31,363 people
• City population: 20,705
• Metro: Monroe, MI
• Population (ZIP): 20,705
• Household income: $83,155
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 12.7

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 14% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -140.99%
• Current HPI: 158.2484
• 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

+92.5% since first listed

16 events — show timeline

• 2026-05-23 Listed $384,900 MiRealSource-MiMLS
• 2026-05-23 Listed $384,900 REALCOMP
• 2016-11-30 Sold (Public Records) $205,000 Public Records
• 2016-11-22 Sold (MLS) $205,000 MiRealSource-MiMLS
• 2016-11-22 Sold (MLS) $205,000 REALCOMP
• 2016-10-10 Contingent — MiRealSource-MiMLS
• 2016-10-03 Price Changed $214,900 MiRealSource-MiMLS
• 2016-07-22 Price Changed $219,900 MiRealSource-MiMLS
• 2016-07-09 Listed $229,900 MiRealSource-MiMLS
• 2016-07-08 Listed $214,900 REALCOMP
• 2013-03-07 Sold (Public Records) $195,000 Public Records
• 2013-02-21 Sold (MLS) $195,000 REALCOMP
• 2013-02-21 Sold (MLS) $195,000 MiRealSource-MiMLS
• 2013-01-21 Listing Removed — MiRealSource-MiMLS
• 2012-10-31 Listed $199,900 REALCOMP
• 2012-10-31 Listed $199,900 MiRealSource-MiMLS

Property tax history

-4.1%/yr

Latest (2025): $1,349 · -57.8% YoY. Source: county tax records.