42064 Arthur St · Belleville, MI 48111

$219,900

3 bd · 1.5 ba · 1,163 sqft · SingleFamily public records · 4 Days on market

Built 1970 7,405 sqft lot Est $228k · 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 +14.7/30.0
• ARV discount +9.1/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained brick ranch in Van Buren Township featuring 3 bedrooms, 2 full baths, and a spacious 2.5-car detached garage. Conveniently located just minutes from Detroit Metropolitan Wayne County Airport, I-94, and I-275. Recent updates include fresh interior paint throughout, a recently updated bathroom, a brand new garage door installed in April 2026, and a brand new refrigerator included in the sale. Move-in ready with plenty of space and functionality to make it your own. * * OPEN HOUSE: SUNDAY, MAY 24TH 2:00 - 4:00PM * *

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Financial info: $3,241.82 annual tax
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with approximately 2.5 car capacity
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Brick construction
• Construction: Brick exterior
• Exterior features: Lot approximately 60 x 125 (0.17 acres); No pool

Interior

• Kitchen: Includes oven, range, and refrigerator
• Bedrooms: 5 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dryer, Washer, Oven, Range, Refrigerator; Crawl space basement
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $55 ($663/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 $182k (17.2% below list).
• Recommended offer: $182k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% 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: employment D, amenities F, commute 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.
• Zoned schools: Tyler Road Elementary School (math 44% / reading 44%, grade F, #484 of 1,397 statewide, top 38%, 363 students, 67% FRL); Mcbride Middle School (math 28% / reading 47%, grade F, #243 of 493 statewide, top 50%, 581 students, 64% FRL); Belleville High School (math 32% / reading 52%, grade F, #264 of 713 statewide, top 41%, 1,770 students, 52% FRL).
• Market conditions: Rents rising (+3.6%/yr); 223 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 22y 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 $137k; list at $220k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $182,116 (17.2% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $227,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10819 Buchanan St	0.12mi	3/1.0	1,163 (0%)	0mo	$235,000	$202	92
10705 Van Buren St	0.11mi	3/1.5	1,199 (+3%)	3mo	$227,000	$189	87
11137 Jackson St	0.28mi	3/1.0	1,163 (0%)	1mo	$230,000	$198	84
10753 Van Buren St	0.15mi	3/1.5	1,100 (-5%)	1mo	$235,100	$214	83
42107 Lincoln St	0.33mi	3/1.0	1,163 (0%)	2mo	$227,900	$196	81
10624 Jackson St	0.11mi	3/1.5	1,163 (0%)	18mo	$214,000	$184	80
42000 Arthur St	0.06mi	4/1.0 (+1)	1,163 (0%)	16mo	$185,000	$159	77
42204 Mcbride Ave	0.07mi	3/1.0	1,163 (0%)	23mo	$204,000	$175	76
10634 Van Buren Ln	0.07mi	3/1.0	1,099 (-6%)	21mo	$205,000	$187	68
9445 Van Buren St	0.52mi	3/1.0	1,172 (+1%)	8mo	$245,000	$209	66
9832 Van Buren St	0.25mi	3/1.0	1,000 (-14%)	8mo	$200,000	$200	56
41613 Arthur St	0.28mi	3/1.5	1,047 (-10%)	18mo	$155,000	$148	55

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-30,991
• Equity at exit: $32,788

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-17,778
• Equity at exit: $19,013

Cash invested: $61,572 (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: 223
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $55

Break-even live

Break-even rent $1,751

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $117	+0% $55	+5% $-7	+10% $-69
Rent	-10% $-89	-5% $-17	+0% $55	+5% $127	+10% $199
Rate	-1.0pp $166	-0.5pp $111	base $55	+0.5pp $-2	+1.0pp $-60

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9916 Kennedy St Van Buren Township, MI	4.0	1.5	1199	$2,200	$1.83	0d	1	0.30mi
10910 Independence Ln Belleville, MI	1.0–2.0	1.0	925	$1,540	$1.66	0d	20	0.37mi
10830 Oak Ln Belleville, MI	1.0–2.0	1.0	820	$1,540	$1.88	0d	42	0.54mi

Listing history 28 events

1. 2026-05-22
   listed $219,900 Active

   Show marketing remark (557 chars)

   Welcome home to this well-maintained brick ranch in Van Buren Township featuring 3 bedrooms, 2 full baths, and a spacious 2.5-car detached garage. Conveniently located just minutes from Detroit Metropolitan Wayne County Airport, I-94, and I-275. Recent updates include fresh interior paint throughout, a recently updated bathroom, a brand new garage door installed in April 2026, and a brand new refrigerator included in the sale. Move-in ready with plenty of space and functionality to make it your own. * * OPEN HOUSE: SUNDAY, MAY 24TH 2:00 - 4:00PM * *

2. 2026-05-22
   listed $219,900 Active 557-char remark

   Show marketing remark (557 chars)

   Welcome home to this well-maintained brick ranch in Van Buren Township featuring 3 bedrooms, 2 full baths, and a spacious 2.5-car detached garage. Conveniently located just minutes from Detroit Metropolitan Wayne County Airport, I-94, and I-275. Recent updates include fresh interior paint throughout, a recently updated bathroom, a brand new garage door installed in April 2026, and a brand new refrigerator included in the sale. Move-in ready with plenty of space and functionality to make it your own. * * OPEN HOUSE: SUNDAY, MAY 24TH 2:00 - 4:00PM * *

3. 2026-05-18
   historical $219,900 557-char remark

   Show marketing remark (557 chars)

   Welcome home to this well-maintained brick ranch in Van Buren Township featuring 3 bedrooms, 2 full baths, and a spacious 2.5-car detached garage. Conveniently located just minutes from Detroit Metropolitan Wayne County Airport, I-94, and I-275. Recent updates include fresh interior paint throughout, a recently updated bathroom, a brand new garage door installed in April 2026, and a brand new refrigerator included in the sale. Move-in ready with plenty of space and functionality to make it your own. * * OPEN HOUSE: SUNDAY, MAY 24TH 2:00 - 4:00PM * *

4. 2019-10-22
   soldstatus $137,000
5. 2019-09-16
   soldstatus $137,000 Sold 398-char remark

   Show marketing remark (398 chars)

   A BEAUTIFUL, MUST SEE brick Ranch home freshly painted, 1163 SF, 3 Bedrooms, 2 Baths, which one bath is includes in Master Bedroom en-suite, Eat-in kitchen with appliances, laundry and potential mudroom/drop zone off the kitchen. Hardwood floors. Central air. Three-Car detached garage. Spacious fenced backyard. Minutes to DTW Airport, I-94 and 275 freeways, ALL DATA APPROX BUYER AGENT TO VERIFY!

6. 2019-09-16
   soldstatus $137,000 Closed

   Show marketing remark (398 chars)

   A BEAUTIFUL, MUST SEE brick Ranch home freshly painted, 1163 SF, 3 Bedrooms, 2 Baths, which one bath is includes in Master Bedroom en-suite, Eat-in kitchen with appliances, laundry and potential mudroom/drop zone off the kitchen. Hardwood floors. Central air. Three-Car detached garage. Spacious fenced backyard. Minutes to DTW Airport, I-94 and 275 freeways, ALL DATA APPROX BUYER AGENT TO VERIFY!

7. 2019-08-03
   status Pending

   Show marketing remark (398 chars)

   A BEAUTIFUL, MUST SEE brick Ranch home freshly painted, 1163 SF, 3 Bedrooms, 2 Baths, which one bath is includes in Master Bedroom en-suite, Eat-in kitchen with appliances, laundry and potential mudroom/drop zone off the kitchen. Hardwood floors. Central air. Three-Car detached garage. Spacious fenced backyard. Minutes to DTW Airport, I-94 and 275 freeways, ALL DATA APPROX BUYER AGENT TO VERIFY!

8. 2019-08-03
   status Pending 398-char remark

   Show marketing remark (398 chars)

   A BEAUTIFUL, MUST SEE brick Ranch home freshly painted, 1163 SF, 3 Bedrooms, 2 Baths, which one bath is includes in Master Bedroom en-suite, Eat-in kitchen with appliances, laundry and potential mudroom/drop zone off the kitchen. Hardwood floors. Central air. Three-Car detached garage. Spacious fenced backyard. Minutes to DTW Airport, I-94 and 275 freeways, ALL DATA APPROX BUYER AGENT TO VERIFY!

9. 2019-07-29
   listed $129,900 Active 398-char remark

   Show marketing remark (398 chars)

   A BEAUTIFUL, MUST SEE brick Ranch home freshly painted, 1163 SF, 3 Bedrooms, 2 Baths, which one bath is includes in Master Bedroom en-suite, Eat-in kitchen with appliances, laundry and potential mudroom/drop zone off the kitchen. Hardwood floors. Central air. Three-Car detached garage. Spacious fenced backyard. Minutes to DTW Airport, I-94 and 275 freeways, ALL DATA APPROX BUYER AGENT TO VERIFY!

10. 2019-07-29
    listed $129,900 Active

    Show marketing remark (398 chars)

    A BEAUTIFUL, MUST SEE brick Ranch home freshly painted, 1163 SF, 3 Bedrooms, 2 Baths, which one bath is includes in Master Bedroom en-suite, Eat-in kitchen with appliances, laundry and potential mudroom/drop zone off the kitchen. Hardwood floors. Central air. Three-Car detached garage. Spacious fenced backyard. Minutes to DTW Airport, I-94 and 275 freeways, ALL DATA APPROX BUYER AGENT TO VERIFY!

11. 2019-07-18
    historical
12. 2019-07-18
    historical
13. 2019-07-09
    status Active
14. 2019-07-09
    status Active
15. 2019-06-22
    status Pending
16. 2019-06-22
    status Pending
17. 2019-06-20
    price $140,000
18. 2019-06-19
    price $140,000
19. 2019-06-11
    listed $150,000 Active
20. 2019-06-11
    listed $150,000 Active
21. 2006-07-27
    soldstatus $156,500
22. 2006-05-25
    soldstatus $156,500
23. 2006-02-08
    listed $157,900
24. 2006-02-08
    historical
25. 2006-02-07
    listed $155,900
26. 2005-02-16
    soldstatus $144,000
27. 2004-10-18
    soldstatus $144,000
28. 2004-05-27
    listed $144,000

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$861/yr (+$72/mo · 51.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 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: $21,854
• − Mortgage interest: −$12,318
• − Property taxes: −$1,664
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$6,397
• Taxable loss: −$3,121
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $1,412/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

+52.7% since first listed

28 events — show timeline

• 2026-05-22 Listed $219,900 REALCOMP
• 2026-05-22 Listed $219,900 MiRealSource-MiMLS
• 2026-05-18 Coming Soon $219,900 MiRealSource-MiMLS
• 2019-10-22 Sold (Public Records) $137,000 Public Records
• 2019-09-16 Sold (MLS) $137,000 MiRealSource-MiMLS
• 2019-09-16 Sold (MLS) $137,000 REALCOMP
• 2019-08-03 Pending — MiRealSource-MiMLS
• 2019-08-03 Pending — REALCOMP
• 2019-07-29 Listed $129,900 MiRealSource-MiMLS
• 2019-07-29 Listed $129,900 REALCOMP
• 2019-07-18 Listing Removed — REALCOMP
• 2019-07-18 Listing Removed — MiRealSource-MiMLS
• 2019-07-09 Relisted — MiRealSource-MiMLS
• 2019-07-09 Relisted — REALCOMP
• 2019-06-22 Pending — MiRealSource-MiMLS
• 2019-06-22 Pending — REALCOMP
• 2019-06-20 Price Changed $140,000 MiRealSource-MiMLS
• 2019-06-19 Price Changed $140,000 REALCOMP
• 2019-06-11 Listed $150,000 MiRealSource-MiMLS
• 2019-06-11 Listed $150,000 REALCOMP
• 2006-07-27 Sold (Public Records) $156,500 Public Records
• 2006-05-25 Sold (MLS) $156,500 REALCOMP
• 2006-02-08 Listing Removed — REALCOMP
• 2006-02-08 Listed $157,900 REALCOMP
• 2006-02-07 Listed $155,900 REALCOMP
• 2005-02-16 Sold (Public Records) $144,000 Public Records
• 2004-10-18 Sold (MLS) $144,000 REALCOMP
• 2004-05-27 Listed $144,000 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $1,664 · +2.9% YoY. Source: county tax records.