810 E Beecher St · Adrian, MI 49221

$150,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily · 6 Days on market

Built 1970 7,405 sqft lot Est $137k · 9% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two-story home offering 3 bedrooms and 2 full baths, plus a versatile room in the addition currently being used as an additional bedroom, office, or flex space. This home features a spacious layout with plenty of room to make it your own. Enjoy the large open yard, perfect for outdoor entertaining, gardening, or relaxing evenings at home. The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. The basement has been waterproofed and includes a sump pump installation for added peace of mind. Please note: Sale is contingent upon sellers securing a home of their choice. Occupancy after closing is appreciated. Doorbell camera excluded! No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided.

Key facts

• Versatile room
• Large open yard
• Two story home

Tags

• TWO STORY HOME
• VERSATILE ROOM
• LARGE OPEN YARD
• WATERPROOFED BASEMENT
• SUMP PUMP INSTALLATION

Property features AI

Finance

• Other: Located in the GREEN LAWN ADD subdivision; Cross street: E Beecher St & S Center St; Directions available to 810 E Beecher St, Adrian

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground level entry; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Paved road access; Lot dimensions approximately 48.00 x 156.25 (0.17 acres); No pool

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Microwave; Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with natural gas; No cooling
• Interior features: Dryer, Washer, Microwave, Free-standing gas range, Free-standing refrigerator; Unfinished basement; Laundry room; Total of 8 rooms
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.1% vs local median 5.5% in Adrian — 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 69/100 on livability (#342 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Adrian School District (town): math 25% / reading 35% proficiency, ranked #370 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 $91k; list at $150k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1970 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $137,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 E Beecher St	0.00mi	3/2.0	1,124 (0%)	0mo	$155,000	$138	100
629 James St	0.10mi	2/1.0 (-1)	1,270 (+13%)	5mo	$109,000	$86	61
980 State St	0.66mi	3/2.0	1,094 (-3%)	6mo	$142,000	$130	60
1162 July Dr	0.66mi	3/1.0	1,073 (-4%)	0mo	$177,000	$165	58
322 Lawrence Ave	0.41mi	3/1.0	1,244 (+11%)	4mo	$134,900	$108	56
422 March Dr	0.59mi	3/1.0	1,073 (-4%)	8mo	$155,000	$144	54
831 E Maumee St	0.53mi	3/1.0	1,008 (-10%)	1mo	$143,900	$143	54
803 E Butler St	0.73mi	2/1.0 (-1)	1,120 (-0%)	6mo	$128,000	$114	52
536 Tabor St	0.22mi	2/1.0 (-1)	965 (-14%)	8mo	$117,500	$122	51
709 E Front St	0.65mi	2/1.0 (-1)	1,178 (+5%)	10mo	$115,000	$98	44
121 W Beecher St	0.66mi	3/1.0	1,000 (-11%)	6mo	$60,000	$60	41
308 Toledo St	0.73mi	3/1.0	1,242 (+10%)	6mo	$39,900	$32	39

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,612
• Equity at exit: $22,365

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $10,474
• Equity at exit: $12,969

Cash invested: $42,000 (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 49221

• Active inventory: 212
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $231

Break-even live

Break-even rent $1,207

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $316	-5% $274	+0% $231	+5% $189	+10% $146
Rent	-10% $113	-5% $172	+0% $231	+5% $290	+10% $350
Rate	-1.0pp $307	-0.5pp $269	base $231	+0.5pp $192	+1.0pp $153

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E Maple Ave Unit 1 Adrian, MI	2.0	1.0	826	$1,500	$1.82	24d	1	0.82mi

Listing history 17 events

1. 2026-05-10
   status Pending

   Show marketing remark (1000 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, plus a versatile room in the addition currently being used as an additional bedroom, office, or flex space. This home features a spacious layout with plenty of room to make it your own. Enjoy the large open yard, perfect for outdoor entertaining, gardening, or relaxing evenings at home. The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. The basement has been waterproofed and includes a sump pump installation for added peace of mind. Please note: Sale is contingent upon sellers securing a home of their choice. Occupancy after closing is appreciated. Doorbell camera excluded! No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided.

2. 2026-05-10
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, plus a versatile room in the addition currently being used as an additional bedroom, office, or flex space. This home features a spacious layout with plenty of room to make it your own. Enjoy the large open yard, perfect for outdoor entertaining, gardening, or relaxing evenings at home. The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. The basement has been waterproofed and includes a sump pump installation for added peace of mind. Please note: Sale is contingent upon sellers securing a home of their choice. Occupancy after closing is appreciated. Doorbell camera excluded! No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided.

3. 2026-05-03
   listed $150,000 Active

   Show marketing remark (1000 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, plus a versatile room in the addition currently being used as an additional bedroom, office, or flex space. This home features a spacious layout with plenty of room to make it your own. Enjoy the large open yard, perfect for outdoor entertaining, gardening, or relaxing evenings at home. The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. The basement has been waterproofed and includes a sump pump installation for added peace of mind. Please note: Sale is contingent upon sellers securing a home of their choice. Occupancy after closing is appreciated. Doorbell camera excluded! No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided.

4. 2026-05-03
   listed $150,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, plus a versatile room in the addition currently being used as an additional bedroom, office, or flex space. This home features a spacious layout with plenty of room to make it your own. Enjoy the large open yard, perfect for outdoor entertaining, gardening, or relaxing evenings at home. The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. The basement has been waterproofed and includes a sump pump installation for added peace of mind. Please note: Sale is contingent upon sellers securing a home of their choice. Occupancy after closing is appreciated. Doorbell camera excluded! No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided.

5. 2023-09-06
   soldstatus $91,000
6. 2023-08-31
   soldstatus $91,000 37-char remark

   Show marketing remark (37 chars)

   For comp purposes only - private sale

7. 2023-08-31
   soldstatus $91,000 Closed

   Show marketing remark (37 chars)

   For comp purposes only - private sale

8. 2023-08-31
   listed $91,000 37-char remark

   Show marketing remark (37 chars)

   For comp purposes only - private sale

9. 2023-08-31
   listed $91,000 Active

   Show marketing remark (37 chars)

   For comp purposes only - private sale

10. 2021-04-26
    soldstatus $69,900
11. 2021-04-23
    soldstatus $45,000
12. 2021-04-15
    soldstatus $69,900 Sold
13. 2021-04-15
    soldstatus $69,900 Closed
14. 2021-03-05
    historical Contingent - Continue To Show
15. 2021-03-05
    historical Keep Showing-Contgcy Appl
16. 2021-03-03
    listed $69,900 Active
17. 2021-03-03
    listed $69,900 Active

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,783 · $149/mo
• Expected delta: +$527/yr (+$44/mo · 41.9%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,402
• − Property taxes: −$1,257
• − Insurance: −$750
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,364
• Taxable income: $347
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,691/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: Adrian School District
• NCES district ID: 2601950
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $41,288
• Composite: 25.33/100
• National rank: #7480
• State rank: #370 of 540 in MI

Livability — Adrian

• Score: 69/100
• State rank: #342
• US rank: #8722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adrian, MI
• City population: 41,041
• Population (ZIP): 41,041

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Arabic 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.64%
• Current HPI: 237.3796
• 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

+114.6% since first listed

17 events — show timeline

• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-03 Listed $150,000 REALCOMP
• 2026-05-03 Listed $150,000 MiRealSource-MiMLS
• 2023-09-06 Sold (Public Records) $91,000 Public Records
• 2023-08-31 Listed $91,000 MiRealSource-MiMLS
• 2023-08-31 Listed $91,000 REALCOMP
• 2023-08-31 Sold (MLS) $91,000 MiRealSource-MiMLS
• 2023-08-31 Sold (MLS) $91,000 REALCOMP
• 2021-04-26 Sold (Public Records) $69,900 Public Records
• 2021-04-23 Sold (Public Records) $45,000 Public Records
• 2021-04-15 Sold (MLS) $69,900 MiRealSource-MiMLS
• 2021-04-15 Sold (MLS) $69,900 REALCOMP
• 2021-03-05 Contingent — REALCOMP
• 2021-03-05 Contingent — MiRealSource-MiMLS
• 2021-03-03 Listed $69,900 MiRealSource-MiMLS
• 2021-03-03 Listed $69,900 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $1,257 · -7.6% YoY. Source: county tax records.