7815 Summerfield Rd · Lambertville, MI 48144

$219,000

2 bd · 1.5 ba · 1,504 sqft · SingleFamily · 34 Days on market

Built 1926 0.60 ac lot $146/sqft · at area comps Est $213k · at est.

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• ARV discount +6.1/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beauriful lot with wooded view in rear surrounds this 2/3 bedroon 2-sty home. Large living room open to family room with vaulted ceiling and gas fireplace. Completely remodeled kitchen with newer stainless steel appliaances. First floor laundry and half bath. Upstairs features master suite with walk-in closet and full bath. Poetential 3rd bedroom or office upstairs. . Unique Michigan basement with good ceiling height. Private deck in rear. 2.5 car detached garage. Home warranty offered. Home is in execllent condition throughout. Public water at street. Age of home is approximate.

Key facts

• Master suite
• Private deck
• Walk-in closet

Tags

• REMODELED KITCHEN
• MASTER SUITE
• WALK-IN CLOSET
• MICHIGAN BASEMENT
• PRIVATE DECK

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached, assigned 2-car garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Built with other construction materials; Block foundation
• Exterior features: Deck; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Wall/window air conditioning units
• Interior features: Gas fireplace; Water softener (rented); 7 total rooms; Block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.1% in Lambertville — 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 80/100 on livability (#78 in MI, #1,689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 29 active listings in the ZIP; 1 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $219k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $212,562
• List price: $219,000
• Delta: 3.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3323 Deepwood Dr	0.34mi	3/1.5 (+1)	1,483 (-1%)	14mo	$292,500	$197	66
3336 Springdale St	0.41mi	3/1.5 (+1)	1,508 (+0%)	12mo	$165,000	$109	66
3235 Shelton Ave	0.11mi	3/2.0 (+1)	1,574 (+5%)	20mo	$176,000	$112	63
3157 Maplewood Ave	0.21mi	3/1.0 (+1)	1,287 (-14%)	5mo	$219,500	$171	55
3633 Essex St	0.66mi	3/1.0 (+1)	1,576 (+5%)	11mo	$225,000	$143	45
3335 Woodmont Dr	0.37mi	3/2.0 (+1)	1,671 (+11%)	19mo	$272,500	$163	41
3409 Walnut St	0.74mi	3/2.0 (+1)	1,560 (+4%)	22mo	$220,000	$141	34
2585 Hasen Dr	0.74mi	3/1.0 (+1)	1,304 (-13%)	7mo	$180,000	$138	31
3468 Fairwood Dr	0.69mi	3/2.0 (+1)	1,680 (+12%)	14mo	$325,000	$193	30
8236 Michelle Ln	0.62mi	3/2.0 (+1)	1,639 (+9%)	24mo	$299,999	$183	29

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: 1.11×
• Total profit: $6,659
• Equity at exit: $32,654

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $59,822
• Equity at exit: $18,935

Cash invested: $61,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $663

Break-even live

Break-even rent $1,656

Max offer price $219,000

Occupancy floor 68%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7076 Middlebury Dr Lambertville, MI	3.0	2.0	1248	$2,495	$2.00	13d	1	1.07mi

Listing history 25 events

1. 2026-06-15
   statusdays on market $219,000 Pending 34 DOM
2. 2026-06-14
   days on market $219,000 Active 33 DOM

   Show marketing remark (587 chars)

   Beauriful lot with wooded view in rear surrounds this 2/3 bedroon 2-sty home. Large living room open to family room with vaulted ceiling and gas fireplace. Completely remodeled kitchen with newer stainless steel appliaances. First floor laundry and half bath. Upstairs features master suite with walk-in closet and full bath. Poetential 3rd bedroom or office upstairs. . Unique Michigan basement with good ceiling height. Private deck in rear. 2.5 car detached garage. Home warranty offered. Home is in execllent condition throughout. Public water at street. Age of home is approximate.

3. 2026-06-10
   days on market $219,000 Active 30 DOM
4. 2026-06-09
   days on market $219,000 Active 29 DOM
5. 2026-06-08
   days on market $219,000 Active 28 DOM
6. 2026-06-07
   remarks 587-char remark
7. 2026-06-07
   days on market $219,000 Active 27 DOM
8. 2026-06-03
   days on market $219,000 Active 23 DOM
9. 2026-06-02
   days on market $219,000 Active 22 DOM
10. 2026-06-01
    days on market $219,000 Active 21 DOM
11. 2026-05-31
    days on market $219,000 Active 20 DOM
12. 2026-05-30
    days on market $219,000 Active 19 DOM
13. 2026-05-11
    listed $239,900 Active 563-char remark

    Show marketing remark (587 chars)

    Beauriful lot with wooded view in rear surrounds this 2/3 bedroon 2-sty home. Large living room open to family room with vaulted ceiling and gas fireplace. Completely remodeled kitchen with newer stainless steel appliaances. First floor laundry and half bath. Upstairs features master suite with walk-in closet and full bath. Poetential 3rd bedroom or office upstairs. . Unique Michigan basement with good ceiling height. Private deck in rear. 2.5 car detached garage. Home warranty offered. Home is in execllent condition throughout. Public water at street. Age of home is approximate.

14. 2026-05-11
    listed $239,900 Active 563-char remark

    Show marketing remark (587 chars)

    Beauriful lot with wooded view in rear surrounds this 2/3 bedroon 2-sty home. Large living room open to family room with vaulted ceiling and gas fireplace. Completely remodeled kitchen with newer stainless steel appliaances. First floor laundry and half bath. Upstairs features master suite with walk-in closet and full bath. Poetential 3rd bedroom or office upstairs. . Unique Michigan basement with good ceiling height. Private deck in rear. 2.5 car detached garage. Home warranty offered. Home is in execllent condition throughout. Public water at street. Age of home is approximate.

15. 2021-07-14
    soldstatus $117,000
16. 2021-06-04
    historical
17. 2021-06-04
    historical
18. 2021-05-29
    price $145,000
19. 2021-05-28
    price $145,000
20. 2021-05-28
    status Active
21. 2021-05-28
    status Active
22. 2021-05-28
    historical Contingent - Continue To Show
23. 2021-05-28
    historical Keep Showing-Contgcy Appl
24. 2021-05-06
    listed $149,900 Active
25. 2021-05-06
    listed $149,900 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: $819 · $68/mo
• Projected year-2 tax: $2,096 · $175/mo
• Expected delta: +$1,277/yr (+$106/mo · 156.0%)

ⓘ 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 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: $29,940
• − Mortgage interest: −$12,267
• − Property taxes: −$819
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,371
• Taxable income: $4,598
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $6,854/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 — Lambertville

• Score: 80/100
• State rank: #78
• US rank: #1689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lambertville, MI
• City population: 10,275
• 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

+46.1% since first listed

17 events — show timeline

• 2026-06-14 Pending — REALCOMP
• 2026-06-14 Pending — MiRealSource-MiMLS
• 2026-05-22 Price Changed $219,000 MiRealSource-MiMLS
• 2026-05-21 Price Changed $219,000 REALCOMP
• 2026-05-11 Listed $239,900 REALCOMP
• 2026-05-11 Listed $239,900 MiRealSource-MiMLS
• 2021-07-14 Sold (Public Records) $117,000 Public Records
• 2021-06-04 Listing Removed — REALCOMP
• 2021-06-04 Listing Removed — MiRealSource-MiMLS
• 2021-05-29 Price Changed $145,000 MiRealSource-MiMLS
• 2021-05-28 Price Changed $145,000 REALCOMP
• 2021-05-28 Relisted — REALCOMP
• 2021-05-28 Relisted — MiRealSource-MiMLS
• 2021-05-28 Contingent — REALCOMP
• 2021-05-28 Contingent — MiRealSource-MiMLS
• 2021-05-06 Listed $149,900 MiRealSource-MiMLS
• 2021-05-06 Listed $149,900 REALCOMP

Property tax history

-7.7%/yr

Latest (2025): $819 · -57.2% YoY. Source: county tax records.