9885 Bellcrest Blvd · Hartland, MI 48430

$116,900

4 bd · 2.0 ba · 1,539 sqft · SingleFamily · 46 Days on market

Built 2012 Good condition $76/sqft · 27% above area Est $92k · 27% over $762/mo HOA · 38% of rent ↓ 2% since listing

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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 +14.0/30.0
• 1% rule +10.0/10.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 9885 Bell Crest Blvd in the desirable Cider Mills Crossing community of Fenton! This beautifully updated 4-bedroom, 2-bath home offers 1,539 square feet of comfortable living space with a fresh, modern feel throughout. Step inside to discover brand-new flooring, updated bathrooms, and a refreshed kitchen that blends style and functionality - perfect for everyday living and entertaining. The spacious layout provides flexibility for growing households, guests, or a home office setup. Enjoy the charm of a well-maintained neighborhood while being conveniently located near shopping, dining, and local amenities. This move-in ready home is a fantastic opportunity to enjoy both comfort and convenience in a great location. Schedule your showing today and come see all this home has to offer!

Key facts

• Community pool
• Built 2012
• Listed 46 days

Property features AI

Finance

• Other: Lot approximately 10 x 10 acres
• HOA & community: Homeowners association with clubhouse, pool and fitness center; HOA fee $762 monthly

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding; Facing not specified
• Construction: Asphalt roof; Built on slab foundation
• Exterior features: Deck; Basketball court; Shed(s); Community pool; Clubhouse; Fitness center; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Free-standing gas range; Free-standing refrigerator; Ceiling fan(s); Central air; Forced air heating; Natural gas heating; 8 total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $117k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($184/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.9% in Hartland — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hartland Consolidated Schools (suburban): math 52% / reading 62% proficiency, ranked #41 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Hartland Village Elementary School (math 37% / reading 42%, grade F, #606 of 1,397 statewide, top 48%, 474 students, 29% FRL); Hartland Ms At Ore Creek (math 57% / reading 66%, grade B+, #47 of 493 statewide, top 10%, 766 students, 17% FRL); Hartland High School (math 47% / reading 69%, grade C, #92 of 713 statewide, top 13%, 1,738 students, 16% FRL).
• Market conditions: Rents rising (+2.6%/yr); 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $808 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $113,393 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 4.9

CMA / ARV

• ARV (median comp): $91,931
• List price: $116,900
• Delta: 27.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9817 Bellcrest Blvd	0.15mi	3/2.0 (-1)	1,500 (-2%)	12mo	$58,000	$39	74
6256 Chadwick Ave	0.06mi	3/2.0 (-1)	1,456 (-5%)	12mo	$56,000	$38	73
9854 Townsquare Blvd	0.12mi	3/2.0 (-1)	1,456 (-5%)	10mo	$70,000	$48	72
6309 Chadwick Ave	0.10mi	3/2.0 (-1)	1,456 (-5%)	12mo	$70,000	$48	71
6149 Andora Ave	0.22mi	3/2.0 (-1)	1,568 (+2%)	16mo	$83,000	$53	68
6157 Addison Way	0.20mi	3/2.0 (-1)	1,568 (+2%)	23mo	$77,500	$49	63
9655 Besants Ct	0.45mi	3/2.0 (-1)	1,560 (+1%)	13mo	$128,000	$82	61
6283 Leigh Ct	0.12mi	3/2.0 (-1)	1,736 (+13%)	9mo	$68,000	$39	61
9705 Townsquare Blvd	0.34mi	3/2.0 (-1)	1,624 (+6%)	22mo	$85,500	$53	52
9674 Townsquare Blvd	0.39mi	4/2.0	1,680 (+9%)	20mo	$122,000	$73	50
10056 Carlee June Dr	0.72mi	3/2.0 (-1)	1,425 (-7%)	1mo	$310,000	$218	49
10095 Carlee June Dr	0.70mi	3/1.5 (-1)	1,696 (+10%)	13mo	$355,000	$209	32

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-18,293
• Equity at exit: $17,430

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-16,003
• Equity at exit: $10,107

Cash invested: $32,732 (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 48430

• Rents YoY: 2.6%
• Active inventory: 315
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$613
• Tax est. 1.5%: −$146 /mo · $1,754/yr
• Insurance: −$49
• HOA: −$762
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $15

Break-even live

Break-even rent $1,987

Max offer price $116,900

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $56	+0% $15	+5% $-25	+10% $-65
Rent	-10% $-143	-5% $-64	+0% $15	+5% $95	+10% $174
Rate	-1.0pp $74	-0.5pp $45	base $15	+0.5pp $-15	+1.0pp $-46

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9900 Townsquare Blvd Fenton, MI	3.0	2.0	1456	$1,449	$1.00	0d	1	0.10mi

HOA detail

• Monthly dues: $762 · $9,144/yr

Listing history 17 events

1. 2026-06-21
   days on market $116,900 Active 46 DOM
2. 2026-06-18
   days on market $116,900 Active 43 DOM
3. 2026-06-17
   days on market $116,900 Active 42 DOM
4. 2026-06-16
   days on market $116,900 Active 41 DOM
5. 2026-06-15
   days on market $116,900 Active 40 DOM
6. 2026-06-13
   days on market $116,900 Active 38 DOM
7. 2026-06-13
   days on market $116,900 Active 37 DOM
8. 2026-06-09
   days on market $116,900 Active 34 DOM
9. 2026-06-08
   days on market $116,900 Active 33 DOM
10. 2026-06-07
    days on market $116,900 Active 32 DOM
11. 2026-06-04
    days on market $116,900 Active 29 DOM
12. 2026-06-03
    days on market $116,900 Active 28 DOM
13. 2026-06-02
    days on market $116,900 Active 27 DOM
14. 2026-06-01
    days on market $116,900 Active 26 DOM
15. 2026-05-31
    days on market $116,900 Active 25 DOM
16. 2026-05-05
    listed $119,000 Active 807-char remark

    Show marketing remark (803 chars)

    Welcome to 9885 Bell Crest Blvd in the desirable Cider Mills Crossing community of Fenton! This beautifully updated 4-bedroom, 2-bath home offers 1,539 square feet of comfortable living space with a fresh, modern feel throughout. Step inside to discover brand-new flooring, updated bathrooms, and a refreshed kitchen that blends style and functionality - perfect for everyday living and entertaining. The spacious layout provides flexibility for growing households, guests, or a home office setup. Enjoy the charm of a well-maintained neighborhood while being conveniently located near shopping, dining, and local amenities. This move-in ready home is a fantastic opportunity to enjoy both comfort and convenience in a great location. Schedule your showing today and come see all this home has to offer!

17. 2026-05-05
    listed $119,000 Active 803-char remark

    Show marketing remark (803 chars)

    Welcome to 9885 Bell Crest Blvd in the desirable Cider Mills Crossing community of Fenton! This beautifully updated 4-bedroom, 2-bath home offers 1,539 square feet of comfortable living space with a fresh, modern feel throughout. Step inside to discover brand-new flooring, updated bathrooms, and a refreshed kitchen that blends style and functionality - perfect for everyday living and entertaining. The spacious layout provides flexibility for growing households, guests, or a home office setup. Enjoy the charm of a well-maintained neighborhood while being conveniently located near shopping, dining, and local amenities. This move-in ready home is a fantastic opportunity to enjoy both comfort and convenience in a great location. Schedule your showing today and come see all this home has to offer!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,079
• − Mortgage interest: −$6,548
• − Property taxes: −$1,754
• − Insurance: −$584
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$9,144
• − Depreciation: −$3,401
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $473/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This move-in ready home offers a fresh, modern feel with updated bathrooms and kitchen, and is located in a desirable neighborhood.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add a small front porch — Improves curb appeal and provides a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a small front porch — Improves curb appeal and provides a welcoming entrance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hartland Consolidated Schools
• NCES district ID: 2617910
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $85,269
• Composite: 51.93/100
• National rank: #1647
• State rank: #41 of 540 in MI

Livability — Hartland

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

Census & demographics

• County: Livingston County · 121,626 people
• City population: 7,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• 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

-1.8% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $116,900 MiRealSource-MiMLS
• 2026-05-20 Price Changed $116,900 REALCOMP
• 2026-05-05 Listed $119,000 REALCOMP
• 2026-05-05 Listed $119,000 MiRealSource-MiMLS