1149 W Dean Rd · Temperance, MI 48182

$209,900

2 bd · 1.5 ba · 1,312 sqft · SingleFamily

Built 1920 0.50 ac lot Est $215k · at est.

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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 +14.5/30.0
• ARV discount +8.6/15.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 bedroom, 1.5 bath home located in Bedford Township offering a comfortable layout with thoughtful updates throughout. The interior features an updated kitchen and bathrooms along with durable luxury vinyl plank flooring. A spacious living room provides plenty of room to relax or entertain, while the additional office space offers flexibility for work or hobbies. The exterior includes a fenced in yard with a wooded backdrop, creating a private setting. A 2 car garage adds convenience and storage. A move in ready home with a great combination of updates and functionality.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $44 ($534/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 $164k (21.8% below list).
• Recommended offer: $164k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#229 in MI) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,070 (21.8% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.78% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $215,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1127 Oakmont Dr	0.34mi	3/2.0 (+1)	1,332 (+2%)	0mo	$260,000	$195	74
1103 Birchwood Dr	0.41mi	3/1.5 (+1)	1,318 (+0%)	10mo	$216,000	$164	67
8071 Comanche Trl	0.57mi	3/1.5 (+1)	1,318 (+0%)	9mo	$214,000	$162	60
1392 Tennyson Dr	0.51mi	3/1.5 (+1)	1,371 (+4%)	17mo	$180,500	$132	50
1115 Birchwood Dr	0.40mi	3/1.0 (+1)	1,472 (+12%)	11mo	$286,000	$194	45
7665 Apache Trail Rd	0.65mi	3/1.5 (+1)	1,464 (+12%)	6mo	$255,000	$174	41
7740 Seneca Trl	0.57mi	3/1.5 (+1)	1,436 (+10%)	15mo	$252,740	$176	40
1568 Meadowbrook Way	0.63mi	3/1.5 (+1)	1,430 (+9%)	19mo	$240,000	$168	35
1561 Meadowbrook Way	0.64mi	3/1.5 (+1)	1,465 (+12%)	17mo	$128,250	$88	32
739 Mildred Ave	0.75mi	3/1.0 (+1)	1,474 (+12%)	10mo	$240,000	$163	29
890 Fairfield Dr	0.69mi	3/1.0 (+1)	1,464 (+12%)	17mo	$175,000	$120	27
7633 Indian Rd. Rd	0.68mi	3/2.0 (+1)	1,487 (+13%)	17mo	$195,000	$131	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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-31,277
• Equity at exit: $31,297

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-23,984
• 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: 79
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $44

Break-even live

Break-even rent $1,584

Max offer price $209,900

Occupancy floor 92%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Sanctuary Way Temperance, MI	2.0	2.0	1294	$1,907	$1.47	14d	5	0.65mi
8150 Jackman Rd Temperance, MI	1.0–2.0	1.0	825	$1,195	$1.45	44d	3	0.70mi

Listing history 2 events

1. 2026-06-07
   remarks 593-char remark
2. 2026-06-07
   listed $209,900 Pending

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $1,997 · $166/mo
• Expected delta: +$1,235/yr (+$103/mo · 162.2%)

ⓘ 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: $19,688
• − Mortgage interest: −$11,758
• − Property taxes: −$762
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$6,106
• Taxable loss: −$3,137
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $1,287/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 — Temperance

• Score: 72/100
• State rank: #229
• US rank: #5788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temperance, MI
• County: Monroe · 31,363 people
• City population: 20,705
• 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

+218.0% since first listed

37 events — show timeline

• 2026-06-05 Listed $209,900 MiRealSource-MiMLS
• 2026-06-05 Listing Removed — MiRealSource-MiMLS
• 2026-06-05 Listed $209,900 REALCOMP
• 2026-06-05 Listing Removed — REALCOMP
• 2023-08-11 Sold (MLS) $189,900 MiRealSource-MiMLS
• 2023-08-11 Sold (MLS) $189,900 REALCOMP
• 2023-07-22 Pending — REALCOMP
• 2023-07-22 Pending — MiRealSource-MiMLS
• 2023-07-21 Listed $189,900 REALCOMP
• 2023-07-21 Listed $189,900 MiRealSource-MiMLS
• 2023-07-18 Coming Soon $189,900 REALCOMP
• 2023-07-18 Coming Soon $189,900 MiRealSource-MiMLS
• 2021-11-04 Sold (Public Records) $164,900 Public Records
• 2021-10-29 Sold (MLS) $164,900 MiRealSource-MiMLS
• 2021-10-29 Sold (MLS) $164,900 REALCOMP
• 2021-09-27 Pending — REALCOMP
• 2021-09-27 Pending — MiRealSource-MiMLS
• 2021-09-20 Price Changed $169,900 MiRealSource-MiMLS
• 2021-09-20 Price Changed $169,900 REALCOMP
• 2021-09-01 Listed $179,000 MiRealSource-MiMLS
• 2021-09-01 Listed $179,000 REALCOMP
• 2020-11-25 Sold (Public Records) $105,000 Public Records
• 2020-11-12 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2020-11-12 Sold (MLS) $105,000 REALCOMP
• 2020-10-24 Pending — REALCOMP
• 2020-10-24 Pending — MiRealSource-MiMLS
• 2020-10-07 Price Changed $114,900 MiRealSource-MiMLS
• 2020-10-06 Price Changed $114,900 REALCOMP
• 2020-10-02 Relisted — REALCOMP
• 2020-10-01 Listing Removed — REALCOMP
• 2020-09-22 Listed $119,900 MiRealSource-MiMLS
• 2020-09-22 Listed $119,900 REALCOMP
• 2020-03-18 Listing Removed — REALCOMP
• 2020-03-18 Listing Removed — MiRealSource-MiMLS
• 2020-02-29 Listed $119,900 MiRealSource-MiMLS
• 2020-02-29 Listed $119,900 REALCOMP
• 2017-02-21 Sold (Public Records) $66,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $762 · -58.1% YoY. Source: county tax records.