49450 Cross St · Belleville, MI 48111

$249,900

4 bd · 1.0 ba · 1,802 sqft · SingleFamily public records · 5 Days on market

Built 1900 8,712 sqft lot $139/sqft · 21% below area Est $318k · 21% 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story 2 bath house features a large 2 car garage, nice corner lot, and spacious family room with fireplace. 3 upper level bedrooms include a large primary bedroom and a great space for a library, office, or den. Roof replaced in 2024, electrical upgrade in 2022.

Key facts

• Upper level bedrooms
• Large car garage
• Primary bedroom

Tags

• LARGE CAR GARAGE
• CORNER LOT
• SPACIOUS FAMILY ROOM
• FIREPLACE
• UPPER LEVEL BEDROOMS
• PRIMARY BEDROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas connected; Cable connected; High-speed internet
• Home design: Colonial style; Single-family residence; Built in 1900; Public water
• Construction: Vinyl siding
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Den
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window unit cooling; Natural gas water heater
• Interior features: Garage door opener; Wood-burning fireplace; Bay/bow windows; 12 total rooms; Crawl space and slab basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $224k (10.5% below list).
• Recommended offer: $224k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in Belleville — 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 75/100 on livability (#164 in MI, #4,360 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/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 $7k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $150k; list at $250k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,664 (10.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $318,084
• List price: $249,900
• Delta: -21.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6201 Gilmore St	0.04mi	3/2.0 (-1)	1,677 (-7%)	20mo	$305,000	$182	61
49096 Ashbury Dr	0.16mi	3/1.5 (-1)	1,540 (-14%)	23mo	$395,000	$256	42
50090 Bluebell St	0.73mi	3/2.0 (-1)	1,877 (+4%)	13mo	$510,820	$272	39
5128 Mayer St	0.72mi	3/3.0 (-1)	1,812 (+1%)	17mo	$595,740	$329	38
5104 Mayer	0.74mi	3/2.0 (-1)	1,877 (+4%)	19mo	$523,265	$279	34
4974 Addington	0.72mi	3/2.0 (-1)	1,859 (+3%)	23mo	$502,365	$270	33

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-29,867
• Equity at exit: $37,261

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-8,249
• Equity at exit: $21,607

Cash invested: $69,972 (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 48111

• Rents YoY: 3.6%
• Active inventory: 216
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $145

Break-even live

Break-even rent $2,054

Max offer price $249,900

Occupancy floor 89%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4897 Mayer Canton, MI	3.0	2.5	2521	$3,600	$1.43	2d	1	0.81mi

Listing history 6 events

1. 2026-05-14
   listed $249,900 Active 268-char remark

   Show marketing remark (264 chars)

   2 story 2 bath house features a large 2 car garage, nice corner lot, and spacious family room with fireplace. 3 upper level bedrooms include a large primary bedroom and a great space for a library, office, or den. Roof replaced in 2024, electrical upgrade in 2022.

2. 2026-05-14
   listed $249,900 Active 264-char remark

   Show marketing remark (264 chars)

   2 story 2 bath house features a large 2 car garage, nice corner lot, and spacious family room with fireplace. 3 upper level bedrooms include a large primary bedroom and a great space for a library, office, or den. Roof replaced in 2024, electrical upgrade in 2022.

3. 2026-05-14
   listed $249,900 Active

   Show marketing remark (264 chars)

   2 story 2 bath house features a large 2 car garage, nice corner lot, and spacious family room with fireplace. 3 upper level bedrooms include a large primary bedroom and a great space for a library, office, or den. Roof replaced in 2024, electrical upgrade in 2022.

4. 2000-07-20
   soldstatus $150,000
5. 2000-05-24
   soldstatus $150,000
6. 1999-09-23
   listed $154,900

ⓘ 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: $2,493 · $208/mo
• Projected year-2 tax: $3,171 · $264/mo
• Expected delta: +$678/yr (+$56/mo · 27.2%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,840
• − Mortgage interest: −$13,998
• − Property taxes: −$2,493
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$7,270
• Taxable loss: −$2,465
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $2,327/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Belleville

• Score: 75/100
• State rank: #164
• US rank: #4360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 44,709
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,709
• Household income: $76,595
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1200.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.11%
• Current HPI: 236.4458
• Rent YoY: ▲ 3.64%
• 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

+61.3% since first listed

9 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-14 Listed $249,900 SW Michigan MLS
• 2026-05-14 Listed $249,900 MiRealSource-MiMLS
• 2026-05-14 Listed $249,900 REALCOMP
• 2000-07-20 Sold (Public Records) $150,000 Public Records
• 2000-05-24 Sold (MLS) $150,000 REALCOMP
• 1999-09-23 Listed $154,900 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $2,493 · +93.3% YoY. Source: county tax records.