11047 Secor Rd · Lambertville, MI 48182

$209,900

2 bd · 1.0 ba · 884 sqft · SingleFamily · 11 Days on market

Built 1958 1.42 ac lot Est $225k · 7% under

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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 +14.3/30.0
• ARV discount +10.6/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to 11047 Secor in Temperance! This well-loved home sitting on almost 1.5 ACRES features two bedrooms and one bath including some fantastic updates including NEW SEPTIC (2024), NEW ROOF (2021), FURNACE (2019), HOT WATER TANK (2018) and NEW WATER PRESSURE TANK (2022). The home is set back from the road, but that doesn't stop you from also having plenty of backyard! The back patio allows for endless relaxing nights during Spring, Summer and Fall. Wood floors are throughout much of the home and the kitchen features a lovely island that splits the living room and kitchen, so you can cook, eat and chat without having to shout through a wall. Garage has a natural gas heater so it's great for a workspace, workout space, or just a heated garage. The breezeway connecting the garage and home gives you some extra square footage and the two sheds behind the house make sure you've got plenty of room to store your stuff. Seller has taken great care with the improvements and hope the next owner will cherish the effort - and the serenity.

Key facts

• 1.42 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Asphalt roof; Shed(s) on the property; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Gas water heater; Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $161k (23.5% below list).
• Recommended offer: $161k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% 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.
• Zoned schools: Monroe Road Elementary School (math 29% / reading 54%, grade F, #581 of 1,397 statewide, top 42%, 613 students, 25% FRL); Bedford Junior High School (math 30% / reading 52%, grade F, #195 of 493 statewide, top 41%, 911 students, 29% FRL); Bedford Senior High School (math 38% / reading 64%, grade D+, #142 of 713 statewide, top 20%, 1,294 students, 27% FRL).
• Market conditions: 83 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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $109k; list at $210k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,667 (23.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $225,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11467 Kruse Rd	0.71mi	3/1.0 (+1)	900 (+2%)	7mo	$229,900	$255	53

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-31,770
• Equity at exit: $31,297

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-25,081
• Equity at exit: $18,148

Cash invested: $58,772 (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 48182

• Active inventory: 83
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $37

Break-even live

Break-even rent $1,560

Max offer price $209,900

Occupancy floor 93%

Sensitivity live

Price	-10% $156	-5% $96	+0% $37	+5% $-22	+10% $-82
Rent	-10% $-90	-5% $-27	+0% $37	+5% $100	+10% $164
Rate	-1.0pp $143	-0.5pp $90	base $37	+0.5pp $-17	+1.0pp $-73

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-16
   listed $209,900 Active 1106-char remark

   Show marketing remark (1050 chars)

   Welcome Home to 11047 Secor in Temperance! This well-loved home sitting on almost 1.5 ACRES features two bedrooms and one bath including some fantastic updates including NEW SEPTIC (2024), NEW ROOF (2021), FURNACE (2019), HOT WATER TANK (2018) and NEW WATER PRESSURE TANK (2022). The home is set back from the road, but that doesn't stop you from also having plenty of backyard! The back patio allows for endless relaxing nights during Spring, Summer and Fall. Wood floors are throughout much of the home and the kitchen features a lovely island that splits the living room and kitchen, so you can cook, eat and chat without having to shout through a wall. Garage has a natural gas heater so it's great for a workspace, workout space, or just a heated garage. The breezeway connecting the garage and home gives you some extra square footage and the two sheds behind the house make sure you've got plenty of room to store your stuff. Seller has taken great care with the improvements and hope the next owner will cherish the effort - and the serenity.

2. 2026-05-16
   listed $209,900 Active 1110-char remark

   Show marketing remark (1050 chars)

   Welcome Home to 11047 Secor in Temperance! This well-loved home sitting on almost 1.5 ACRES features two bedrooms and one bath including some fantastic updates including NEW SEPTIC (2024), NEW ROOF (2021), FURNACE (2019), HOT WATER TANK (2018) and NEW WATER PRESSURE TANK (2022). The home is set back from the road, but that doesn't stop you from also having plenty of backyard! The back patio allows for endless relaxing nights during Spring, Summer and Fall. Wood floors are throughout much of the home and the kitchen features a lovely island that splits the living room and kitchen, so you can cook, eat and chat without having to shout through a wall. Garage has a natural gas heater so it's great for a workspace, workout space, or just a heated garage. The breezeway connecting the garage and home gives you some extra square footage and the two sheds behind the house make sure you've got plenty of room to store your stuff. Seller has taken great care with the improvements and hope the next owner will cherish the effort - and the serenity.

3. 2026-05-13
   historical $209,900 1106-char remark

   Show marketing remark (1050 chars)

   Welcome Home to 11047 Secor in Temperance! This well-loved home sitting on almost 1.5 ACRES features two bedrooms and one bath including some fantastic updates including NEW SEPTIC (2024), NEW ROOF (2021), FURNACE (2019), HOT WATER TANK (2018) and NEW WATER PRESSURE TANK (2022). The home is set back from the road, but that doesn't stop you from also having plenty of backyard! The back patio allows for endless relaxing nights during Spring, Summer and Fall. Wood floors are throughout much of the home and the kitchen features a lovely island that splits the living room and kitchen, so you can cook, eat and chat without having to shout through a wall. Garage has a natural gas heater so it's great for a workspace, workout space, or just a heated garage. The breezeway connecting the garage and home gives you some extra square footage and the two sheds behind the house make sure you've got plenty of room to store your stuff. Seller has taken great care with the improvements and hope the next owner will cherish the effort - and the serenity.

4. 2018-05-02
   soldstatus $109,000
5. 2015-12-28
   soldstatus $46,000
6. 2015-12-17
   soldstatus $46,000

   Show marketing remark (56 chars)

   2 bedrooms, 1 bath home in Bedford. Possession at close.

7. 2015-12-17
   soldstatus $46,000

   Show marketing remark (56 chars)

   2 bedrooms, 1 bath home in Bedford. Possession at close.

8. 2015-11-24
   historical
9. 2015-11-14
   listed $46,900

   Show marketing remark (56 chars)

   2 bedrooms, 1 bath home in Bedford. Possession at close.

10. 2015-11-14
    listed $46,900

    Show marketing remark (56 chars)

    2 bedrooms, 1 bath home in Bedford. Possession at close.

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: +$1,351/yr (+$113/mo · 255.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,280
• − Mortgage interest: −$11,758
• − Property taxes: −$530
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,106
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,223/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

• County: Monroe · 31,363 people
• City population: 10,275
• 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

+347.5% since first listed

12 events — show timeline

• 2026-05-27 Pending — REALCOMP
• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-16 Listed $209,900 MiRealSource-MiMLS
• 2026-05-16 Listed $209,900 REALCOMP
• 2026-05-13 Coming Soon $209,900 MiRealSource-MiMLS
• 2018-05-02 Sold (Public Records) $109,000 Public Records
• 2015-12-28 Sold (Public Records) $46,000 Public Records
• 2015-12-17 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2015-12-17 Sold (MLS) $46,000 REALCOMP
• 2015-11-24 Listing Removed — MiRealSource-MiMLS
• 2015-11-14 Listed $46,900 MiRealSource-MiMLS
• 2015-11-14 Listed $46,900 REALCOMP

Property tax history

-4.7%/yr

Latest (2025): $530 · -57.3% YoY. Source: county tax records.