43625 Harris Rd · Belleville, MI 48111

$159,900

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 9 Days on market

Built 1974 1.58 ac lot Est $261k · 39% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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

Sprawling country setting meets everyday convenience at this charming ranch situated on approximately 1.6 acres in desirable Belleville. Offering over 1,400 square feet of living space, this home features 3 bedrooms, 2 full baths, a 4 car detached garage, adorable horse barn, a two station blacksmith shop, spacious yard, and endless potential for homeowners, investors, or anyone seeking room to spread out. Built in 1974 with forced-air heat and a functional single-story layout, the property delivers a peaceful rural feel while remaining close to shopping, dining, expressways, and Metro Airport. Enjoy the privacy and flexibility that come with acreage living, whether you envision gardening, entertaining, adding outbuildings, or simply enjoying the open space. A rare opportunity to own a large parcel in a growing area with tons of upside!

Key facts

• 1.58 acre lot
• 4 garage spots
• Built 1974

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Detached 4-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Gravel road access; Lot approximately 1.58 acres (445 x 167)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.4% vs local median 3.1% 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: employment D, amenities F, commute 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.
• Zoned schools: Savage Road Elementary School (math 47% / reading 42%, grade F, #484 of 1,397 statewide, top 38%, 330 students, 51% FRL); Mcbride Middle School (math 28% / reading 47%, grade F, #243 of 493 statewide, top 50%, 581 students, 64% FRL); Belleville High School (math 32% / reading 52%, grade F, #264 of 713 statewide, top 41%, 1,770 students, 52% FRL).
• Market conditions: Rents rising (+3.6%/yr); 223 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $119k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1974 — 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: 1.12% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $260,850
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18777 Martinsville Rd	0.14mi	3/1.0	1,270 (-10%)	5mo	$235,000	$185	72
44466 Harris Rd	0.43mi	3/1.5	1,592 (+13%)	2mo	$300,000	$188	54
43590 Harris Rd	0.09mi	2/1.0 (-1)	1,228 (-13%)	22mo	$205,000	$167	51

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,952
• Equity at exit: $23,842

10-year hold

• IRR: 6.3%
• Equity multiple: 1.49×
• Total profit: $21,799
• Equity at exit: $13,825

Cash invested: $44,772 (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 48111

• Rents YoY: 3.6%
• Active inventory: 223
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$227 /mo · $2,718/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $279

Break-even live

Break-even rent $1,433

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $369	-5% $324	+0% $279	+5% $234	+10% $188
Rent	-10% $138	-5% $208	+0% $279	+5% $349	+10% $420
Rate	-1.0pp $359	-0.5pp $319	base $279	+0.5pp $237	+1.0pp $195

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-16
   listed $159,900 Active 848-char remark

   Show marketing remark (848 chars)

   Sprawling country setting meets everyday convenience at this charming ranch situated on approximately 1.6 acres in desirable Belleville. Offering over 1,400 square feet of living space, this home features 3 bedrooms, 2 full baths, a 4 car detached garage, adorable horse barn, a two station blacksmith shop, spacious yard, and endless potential for homeowners, investors, or anyone seeking room to spread out. Built in 1974 with forced-air heat and a functional single-story layout, the property delivers a peaceful rural feel while remaining close to shopping, dining, expressways, and Metro Airport. Enjoy the privacy and flexibility that come with acreage living, whether you envision gardening, entertaining, adding outbuildings, or simply enjoying the open space. A rare opportunity to own a large parcel in a growing area with tons of upside!

2. 2026-05-16
   listed $159,900 Active 848-char remark

   Show marketing remark (848 chars)

   Sprawling country setting meets everyday convenience at this charming ranch situated on approximately 1.6 acres in desirable Belleville. Offering over 1,400 square feet of living space, this home features 3 bedrooms, 2 full baths, a 4 car detached garage, adorable horse barn, a two station blacksmith shop, spacious yard, and endless potential for homeowners, investors, or anyone seeking room to spread out. Built in 1974 with forced-air heat and a functional single-story layout, the property delivers a peaceful rural feel while remaining close to shopping, dining, expressways, and Metro Airport. Enjoy the privacy and flexibility that come with acreage living, whether you envision gardening, entertaining, adding outbuildings, or simply enjoying the open space. A rare opportunity to own a large parcel in a growing area with tons of upside!

3. 2026-05-14
   historical $159,900 848-char remark

   Show marketing remark (848 chars)

   Sprawling country setting meets everyday convenience at this charming ranch situated on approximately 1.6 acres in desirable Belleville. Offering over 1,400 square feet of living space, this home features 3 bedrooms, 2 full baths, a 4 car detached garage, adorable horse barn, a two station blacksmith shop, spacious yard, and endless potential for homeowners, investors, or anyone seeking room to spread out. Built in 1974 with forced-air heat and a functional single-story layout, the property delivers a peaceful rural feel while remaining close to shopping, dining, expressways, and Metro Airport. Enjoy the privacy and flexibility that come with acreage living, whether you envision gardening, entertaining, adding outbuildings, or simply enjoying the open space. A rare opportunity to own a large parcel in a growing area with tons of upside!

4. 1996-02-26
   soldstatus $119,000
5. 1995-04-06
   soldstatus $108,000

ⓘ 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: $2,718 · $227/mo
• Projected year-2 tax: $2,718 · $227/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $21,426
• − Mortgage interest: −$8,957
• − Property taxes: −$2,718
• − Insurance: −$800
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,652
• Taxable income: $871
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,137/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

• 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

+48.1% since first listed

7 events — show timeline

• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-24 Pending — REALCOMP
• 2026-05-16 Listed $159,900 MiRealSource-MiMLS
• 2026-05-16 Listed $159,900 REALCOMP
• 2026-05-14 Coming Soon $159,900 MiRealSource-MiMLS
• 1996-02-26 Sold (Public Records) $119,000 Public Records
• 1995-04-06 Sold (Public Records) $108,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,718 · +4.7% YoY. Source: county tax records.