10909 Maple Street St · Whiteford, MI 48182

$89,000

4 bd · 1.0 ba · 872 sqft · SingleFamily public records · 22 Days on market

Built 1947 4,356 sqft lot

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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
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• 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

MINIMUM BID AUCTION – $89,000! Incredible opportunity to bid on this updated ranch-style home located at 10909 Maple Street, Temperance, MI. The auction is set for Tuesday, June 30th at 4:00 PM, with preview and registration beginning on-site at 3:00 PM. Tucked away near the end of a quiet dead-end street, this property features 3 bedrooms, 1 full bathroom, tons of modern updates throughout, a nice 1.5-car detached garage, and a basement that is a blank slate ready to be finished. The lot offers great privacy, backing up directly to St. Anthony. Please note that there are absolutely no showings prior to the 3:00 PM preview period on the day of the auction. A 10% buyer’s premium will be added to the final bid to establish the total purchase price.

Key facts

• Great privacy
• 4,356 sq ft lot
• Garage

Tags

• UPDATED RANCH-STYLE HOME
• QUIET DEAD-END STREET
• GREAT PRIVACY

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Lot measures approximately 70 x 65; Lot of about 0.1 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling (no central air)
• Interior features: 5 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $70k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
4. 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.
5. 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: 2.13% ✓
• Cap rate: 19.14%
• Cash-on-cash: 45.87%
• DSCR: 3.04
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $189,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4188 Packard Rd	0.44mi	3/1.0 (-1)	960 (+10%)	13mo	$208,000	$217	47

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $46,235
• Equity at exit: $13,270

10-year hold

• IRR: 49.1%
• Equity multiple: 5.75×
• Total profit: $118,327
• Equity at exit: $7,695

Cash invested: $24,920 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $953

Break-even live

Break-even rent $691

Max offer price $89,000

Occupancy floor 45%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $89,000 Active 22 DOM
2. 2026-06-17
   days on market $89,000 Active 21 DOM
3. 2026-06-16
   days on market $89,000 Active 20 DOM
4. 2026-06-15
   days on market $89,000 Active 19 DOM
5. 2026-06-14
   days on market $89,000 Active 17 DOM
6. 2026-06-10
   days on market $89,000 Active 14 DOM
7. 2026-06-09
   days on market $89,000 Active 13 DOM
8. 2026-06-08
   days on market $89,000 Active 12 DOM
9. 2026-06-07
   days on market $89,000 Active 11 DOM
10. 2026-06-03
    days on market $89,000 Active 7 DOM
11. 2026-06-02
    days on market $89,000 Active 6 DOM
12. 2026-06-01
    days on market $89,000 Active 5 DOM
13. 2026-05-31
    days on market $89,000 Active 4 DOM
14. 2026-05-30
    days on market $89,000 Active 3 DOM
15. 2026-05-27
    listed $89,000 Active

    Show marketing remark (768 chars)

    MINIMUM BID AUCTION – $89,000! Incredible opportunity to bid on this updated ranch-style home located at 10909 Maple Street, Temperance, MI. The auction is set for Tuesday, June 30th at 4:00 PM, with preview and registration beginning on-site at 3:00 PM. Tucked away near the end of a quiet dead-end street, this property features 3 bedrooms, 1 full bathroom, tons of modern updates throughout, a nice 1.5-car detached garage, and a basement that is a blank slate ready to be finished. The lot offers great privacy, backing up directly to St. Anthony. Please note that there are absolutely no showings prior to the 3:00 PM preview period on the day of the auction. A 10% buyer’s premium will be added to the final bid to establish the total purchase price.

16. 2026-05-27
    listed $89,000 Active 768-char remark

    Show marketing remark (768 chars)

    MINIMUM BID AUCTION – $89,000! Incredible opportunity to bid on this updated ranch-style home located at 10909 Maple Street, Temperance, MI. The auction is set for Tuesday, June 30th at 4:00 PM, with preview and registration beginning on-site at 3:00 PM. Tucked away near the end of a quiet dead-end street, this property features 3 bedrooms, 1 full bathroom, tons of modern updates throughout, a nice 1.5-car detached garage, and a basement that is a blank slate ready to be finished. The lot offers great privacy, backing up directly to St. Anthony. Please note that there are absolutely no showings prior to the 3:00 PM preview period on the day of the auction. A 10% buyer’s premium will be added to the final bid to establish the total purchase price.

17. 2022-10-20
    soldstatus $70,400
18. 2022-10-13
    soldstatus $70,400 Sold 370-char remark

    Show marketing remark (370 chars)

    Check out this charming 3 bedroom ranch home for a Minimum Bid auction of $55,000 on Monday September 26th at 4 PM. Sitting on a dead end street near the golf course, makes this a great family home! This home also has a Full basement and a 1.5 car garage. Come bid your price! Preview and registration will begin at 3 PM. ~Do not contact listing agent-See Agent Remarks~

19. 2022-10-13
    soldstatus $70,400 Closed

    Show marketing remark (370 chars)

    Check out this charming 3 bedroom ranch home for a Minimum Bid auction of $55,000 on Monday September 26th at 4 PM. Sitting on a dead end street near the golf course, makes this a great family home! This home also has a Full basement and a 1.5 car garage. Come bid your price! Preview and registration will begin at 3 PM. ~Do not contact listing agent-See Agent Remarks~

20. 2022-09-27
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Check out this charming 3 bedroom ranch home for a Minimum Bid auction of $55,000 on Monday September 26th at 4 PM. Sitting on a dead end street near the golf course, makes this a great family home! This home also has a Full basement and a 1.5 car garage. Come bid your price! Preview and registration will begin at 3 PM. ~Do not contact listing agent-See Agent Remarks~

21. 2022-09-27
    status Pending

    Show marketing remark (370 chars)

    Check out this charming 3 bedroom ranch home for a Minimum Bid auction of $55,000 on Monday September 26th at 4 PM. Sitting on a dead end street near the golf course, makes this a great family home! This home also has a Full basement and a 1.5 car garage. Come bid your price! Preview and registration will begin at 3 PM. ~Do not contact listing agent-See Agent Remarks~

22. 2022-08-25
    listed $55,000 Active 370-char remark

    Show marketing remark (370 chars)

    Check out this charming 3 bedroom ranch home for a Minimum Bid auction of $55,000 on Monday September 26th at 4 PM. Sitting on a dead end street near the golf course, makes this a great family home! This home also has a Full basement and a 1.5 car garage. Come bid your price! Preview and registration will begin at 3 PM. ~Do not contact listing agent-See Agent Remarks~

23. 2022-08-25
    listed $55,000 Active

    Show marketing remark (370 chars)

    Check out this charming 3 bedroom ranch home for a Minimum Bid auction of $55,000 on Monday September 26th at 4 PM. Sitting on a dead end street near the golf course, makes this a great family home! This home also has a Full basement and a 1.5 car garage. Come bid your price! Preview and registration will begin at 3 PM. ~Do not contact listing agent-See Agent Remarks~

24. 1990-07-17
    soldstatus $32,000

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $937 · $78/mo
• Expected delta: +$434/yr (+$36/mo · 86.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 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: $22,759
• − Mortgage interest: −$4,985
• − Property taxes: −$503
• − Insurance: −$445
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$2,589
• Taxable income: $10,595
• Est. tax owed @ 24.0%: −$2,543
• After-tax cash flow: $8,888/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 — Whiteford

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

Census & demographics

• 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

+178.1% since first listed

10 events — show timeline

• 2026-05-27 Listed $89,000 REALCOMP
• 2026-05-27 Listed $89,000 MiRealSource-MiMLS
• 2022-10-20 Sold (Public Records) $70,400 Public Records
• 2022-10-13 Sold (MLS) $70,400 MiRealSource-MiMLS
• 2022-10-13 Sold (MLS) $70,400 REALCOMP
• 2022-09-27 Pending — REALCOMP
• 2022-09-27 Pending — MiRealSource-MiMLS
• 2022-08-25 Listed $55,000 MiRealSource-MiMLS
• 2022-08-25 Listed $55,000 REALCOMP
• 1990-07-17 Sold (Public Records) $32,000 Public Records

Property tax history

-8.1%/yr

Latest (2024): $503 · -74.8% YoY. Source: county tax records.