1660 W Sterns Rd · Bedford, MI 48182

$258,000

4 bd · 2.0 ba · 2,631 sqft · SingleFamily · 132 Days on market

Built 1850 0.74 ac lot $98/sqft · 25% below area Est $343k · 25% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1660 Sterns! This 4 bedroom, 2 bathroom home has tons of potential with some updates throughout- With over 2600 square feet there is plenty of roomto make this into your dream home. There is an additional living space on the second level which could potentially be used as an in-law suite, great room, family room, the possibilitiesare endless. There is new flooring throughout, along with some of the original hardwood being refinished. Brand new radiator system installed 2025! The lot is spacious and partiallyfenced. This is a must see! Don’t miss your opportunity to make this house, your home!

Key facts

• Original hardwood
• Partially fenced
• New flooring

Tags

• ADDITIONAL LIVING SPACE
• NEW FLOORING
• ORIGINAL HARDWOOD
• NEW RADIATOR SYSTEM
• SPACIOUS LOT
• PARTIALLY FENCED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (12.8% below list).
• Recommended offer: $225k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; solid renter incomes; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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 $210k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,079 (12.8% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $342,835
• List price: $258,000
• Delta: -24.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7305 Cinden Rd	0.21mi	5/3.5 (+1)	2,400 (-9%)	4mo	$385,000	$160	61
7564 Chapelview Ct	0.18mi	4/1.5	2,304 (-12%)	16mo	$249,500	$108	56
6796 Hartland Rd	0.71mi	3/2.0 (-1)	2,710 (+3%)	6mo	$356,000	$131	52
7475 Conifer Ct	0.27mi	3/2.5 (-1)	2,898 (+10%)	14mo	$320,000	$110	52
1433 Tennyson Dr	0.61mi	5/2.5 (+1)	2,557 (-3%)	12mo	$360,000	$141	50
7007 Jackman Rd	0.57mi	3/3.0 (-1)	2,746 (+4%)	10mo	$635,000	$231	49
1721 Bragden Dr	0.28mi	4/2.5	2,928 (+11%)	21mo	$440,000	$150	49
1727 Stoneybrook Ln	0.74mi	4/2.5	2,378 (-10%)	1mo	$338,400	$142	46
7666 Apache Trl	0.67mi	3/2.0 (-1)	2,580 (-2%)	18mo	$260,000	$101	45
1474 Graham St	0.70mi	4/2.5	2,757 (+5%)	20mo	$335,000	$122	41
6797 Rutland Rd	0.66mi	3/2.5 (-1)	2,864 (+9%)	21mo	$399,900	$140	30
6785 Lockmill Rd	0.68mi	4/2.5	3,020 (+15%)	20mo	$382,000	$126	25

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-28,445
• Equity at exit: $38,469

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-7,837
• Equity at exit: $22,307

Cash invested: $72,240 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $211

Break-even live

Break-even rent $1,983

Max offer price $258,000

Occupancy floor 86%

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $258,000 Active 132 DOM
2. 2026-06-17
   days on market $258,000 Active 131 DOM
3. 2026-06-16
   days on market $258,000 Active 130 DOM
4. 2026-06-15
   days on market $258,000 Active 129 DOM
5. 2026-06-14
   days on market $258,000 Active 127 DOM
6. 2026-06-10
   days on market $258,000 Active 124 DOM
7. 2026-06-09
   days on market $258,000 Active 123 DOM
8. 2026-06-08
   days on market $258,000 Active 122 DOM
9. 2026-06-07
   days on market $258,000 Active 121 DOM
10. 2026-06-03
    days on market $258,000 Active 117 DOM
11. 2026-06-02
    days on market $258,000 Active 116 DOM
12. 2026-06-01
    days on market $258,000 Active 115 DOM
13. 2026-05-31
    days on market $258,000 Active 114 DOM
14. 2026-05-30
    days on market $258,000 Active 113 DOM
15. 2026-04-22
    price $258,000 616-char remark

    Show marketing remark (616 chars)

    Welcome to 1660 Sterns! This 4 bedroom, 2 bathroom home has tons of potential with some updates throughout- With over 2600 square feet there is plenty of roomto make this into your dream home. There is an additional living space on the second level which could potentially be used as an in-law suite, great room, family room, the possibilitiesare endless. There is new flooring throughout, along with some of the original hardwood being refinished. Brand new radiator system installed 2025! The lot is spacious and partiallyfenced. This is a must see! Don’t miss your opportunity to make this house, your home!

16. 2026-04-21
    price $258,000 610-char remark

    Show marketing remark (610 chars)

    Welcome to 1660 Sterns! This 4 bedroom, 2 bathroom home has tons of potential with some updates throughout- With over 2600 square feet there is plenty of roomto make this into your dream home. There is an additional living space on the second level which could potentially be used as an in-law suite, great room, family room, the possibilitiesare endless. There is new flooring throughout, along with some of the original hardwood being refinished. Brand new radiator system installed 2025! The lot is spacious and partiallyfenced. This is a must see! Don't miss your opportunity to make this house, your home!

17. 2026-02-06
    listed $259,000 Active 610-char remark

    Show marketing remark (616 chars)

    Welcome to 1660 Sterns! This 4 bedroom, 2 bathroom home has tons of potential with some updates throughout- With over 2600 square feet there is plenty of roomto make this into your dream home. There is an additional living space on the second level which could potentially be used as an in-law suite, great room, family room, the possibilitiesare endless. There is new flooring throughout, along with some of the original hardwood being refinished. Brand new radiator system installed 2025! The lot is spacious and partiallyfenced. This is a must see! Don’t miss your opportunity to make this house, your home!

18. 2026-02-06
    listed $259,000 Active 616-char remark

    Show marketing remark (616 chars)

    Welcome to 1660 Sterns! This 4 bedroom, 2 bathroom home has tons of potential with some updates throughout- With over 2600 square feet there is plenty of roomto make this into your dream home. There is an additional living space on the second level which could potentially be used as an in-law suite, great room, family room, the possibilitiesare endless. There is new flooring throughout, along with some of the original hardwood being refinished. Brand new radiator system installed 2025! The lot is spacious and partiallyfenced. This is a must see! Don’t miss your opportunity to make this house, your home!

19. 2026-02-03
    historical
20. 2026-02-03
    historical
21. 2026-01-08
    price $259,900
22. 2026-01-07
    price $259,900
23. 2025-10-27
    status Active
24. 2025-10-27
    status Active
25. 2025-09-23
    historical Active Under Contract
26. 2025-09-23
    historical Keep Showing-Contgcy Appl
27. 2025-08-04
    listed $261,900 Active
28. 2025-08-04
    listed $261,900 Active
29. 2025-05-16
    historical
30. 2025-04-28
    price $228,000
31. 2025-04-28
    price $228,000
32. 2025-03-04
    price $245,900
33. 2025-03-03
    price $245,900
34. 2025-01-22
    price $255,900
35. 2025-01-21
    price $255,900
36. 2024-11-27
    price $267,900
37. 2024-11-27
    price $267,900
38. 2024-11-11
    listed $272,900 Active
39. 2024-11-11
    listed $272,900 Active
40. 2021-01-11
    soldstatus $209,900
41. 2020-12-22
    soldstatus $209,900 Sold
42. 2020-12-22
    soldstatus $209,900 Closed
43. 2020-11-23
    historical Contingent - Continue To Show
44. 2020-11-23
    historical Keep Showing-Contgcy Appl
45. 2020-11-07
    status Pending
46. 2020-11-07
    status Pending
47. 2020-10-17
    price $214,900
48. 2020-10-17
    price $214,900
49. 2020-10-03
    listed $219,900 Active
50. 2020-10-03
    listed $219,900 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: $1,275 · $106/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: +$1,349/yr (+$112/mo · 105.8%)

ⓘ 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 1/10 Low
• 🌡 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: $27,009
• − Mortgage interest: −$14,452
• − Property taxes: −$1,275
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$7,505
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $2,977/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 — Bedford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Temperance, MI
• County: Monroe · 31,363 people
• 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

+545.8% since first listed

37 events — show timeline

• 2026-04-22 Price Changed $258,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $258,000 REALCOMP
• 2026-02-06 Listed $259,000 REALCOMP
• 2026-02-06 Listed $259,000 MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2026-01-08 Price Changed $259,900 MiRealSource-MiMLS
• 2026-01-07 Price Changed $259,900 REALCOMP
• 2025-10-27 Relisted — REALCOMP
• 2025-10-27 Relisted — MiRealSource-MiMLS
• 2025-09-23 Contingent — REALCOMP
• 2025-09-23 Contingent — MiRealSource-MiMLS
• 2025-08-04 Listed $261,900 REALCOMP
• 2025-08-04 Listed $261,900 MiRealSource-MiMLS
• 2025-05-16 Listing Removed — MiRealSource-MiMLS
• 2025-04-28 Price Changed $228,000 MiRealSource-MiMLS
• 2025-04-28 Price Changed $228,000 REALCOMP
• 2025-03-04 Price Changed $245,900 MiRealSource-MiMLS
• 2025-03-03 Price Changed $245,900 REALCOMP
• 2025-01-22 Price Changed $255,900 MiRealSource-MiMLS
• 2025-01-21 Price Changed $255,900 REALCOMP
• 2024-11-27 Price Changed $267,900 MiRealSource-MiMLS
• 2024-11-27 Price Changed $267,900 REALCOMP
• 2024-11-11 Listed $272,900 MiRealSource-MiMLS
• 2024-11-11 Listed $272,900 REALCOMP
• 2021-01-11 Sold (Public Records) $209,900 Public Records
• 2020-12-22 Sold (MLS) $209,900 MiRealSource-MiMLS
• 2020-12-22 Sold (MLS) $209,900 REALCOMP
• 2020-11-23 Contingent — REALCOMP
• 2020-11-23 Contingent — MiRealSource-MiMLS
• 2020-11-07 Pending — REALCOMP
• 2020-11-07 Pending — MiRealSource-MiMLS
• 2020-10-17 Price Changed $214,900 MiRealSource-MiMLS
• 2020-10-17 Price Changed $214,900 REALCOMP
• 2020-10-03 Listed $219,900 MiRealSource-MiMLS
• 2020-10-03 Listed $219,900 REALCOMP
• 1994-12-20 Sold (Public Records) $39,950 Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,275 · -57.2% YoY. Source: county tax records.