2582 E Montgomery Rd · Woodbridge, MI 49239

$99,900

3 bd · 1.0 ba · 1,344 sqft · Other public records · 60 Days on market

Built 1900 0.25 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

Key facts

• Spacious lot
• Quiet neighborhood
• Fully fenced yard

Tags

• FULLY FENCED YARD
• SPACIOUS LOT
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage (1 space); Detached parking
• Utilities: Well water; Electricity available
• Home design: Traditional single-family residence; 1,344 total living area; Built in 1900
• Construction: Vinyl siding; Metal and shingle roof; Built 1900
• Exterior features: Corner lot; Paved road access

Interior

• Kitchen: Kitchen (11 x 10)
• Bedrooms: Primary bedroom (11 x 13); Bedroom 2 (11 x 12); Bedroom 3 (12 x 13)
• Bathrooms: 1 full bathroom (7 x 6)
• Heating & cooling: Wall furnace heating
• Interior features: LP tank owned; 8 total rooms; Crawl space and partial Michigan-style basement
• Laundry & utility: Mud room (7 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Camden-Frontier School (rural): math 22% / reading 40% proficiency, ranked #352 of 540 in MI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 72 units permitted in Hillsdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hillsdale County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $41k; list at $100k implies a 144% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.38×
• Total profit: $38,497
• Equity at exit: $44,919

10-year hold

• IRR: 25.1%
• Equity multiple: 4.57×
• Total profit: $99,853
• Equity at exit: $69,226

Cash invested: $27,972 (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 49239

• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $416

Break-even live

Break-even rent $744

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-09
   status $99,900 Pending 60 DOM
2. 2026-06-08
   days on market $99,900 Active - Contingent 60 DOM
3. 2026-06-07
   days on market $99,900 Active - Contingent 59 DOM
4. 2026-06-07
   days on market $99,900 Active - Contingent 58 DOM
5. 2026-06-04
   days on market $99,900 Active - Contingent 55 DOM
6. 2026-06-02
   days on market $99,900 Active - Contingent 54 DOM
7. 2026-06-01
   days on market $99,900 Active - Contingent 53 DOM
8. 2026-05-31
   days on market $99,900 Active - Contingent 52 DOM
9. 2026-05-31
   days on market $99,900 Active - Contingent 51 DOM
10. 2026-04-18
    historical Active Under Contract 565-char remark

    Show marketing remark (565 chars)

    Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

11. 2026-04-18
    historical Keep Showing-Contgcy Appl 565-char remark

    Show marketing remark (565 chars)

    Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

12. 2026-04-18
    historical Active - Contingent

    Show marketing remark (565 chars)

    Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

13. 2026-04-09
    listed $99,900 Active 565-char remark

    Show marketing remark (565 chars)

    Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

14. 2026-04-09
    listed $99,900 Active 565-char remark

    Show marketing remark (565 chars)

    Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

15. 2026-04-09
    listed $99,900 Active

    Show marketing remark (565 chars)

    Charming, affordable, and move-in ready. This 3-bedroom, 1-bath home is filled with character and timeless appeal! Situated on a spacious 0.25-acre lot, this property features a fully fenced yard, perfect for pets, play, or relaxing evenings outdoors. Inside, you'll love the classic details that showcase the home's old-world charm while still offering comfortable everyday living. Tucked away in a quiet, small neighborhood, this home provides a peaceful setting to unwind. A great opportunity to own a cozy home with plenty of space to enjoy both inside and out!

16. 2026-04-03
    historical
17. 2026-03-21
    price $125,000
18. 2026-03-20
    price $125,000
19. 2026-03-20
    price $125,000
20. 2026-02-12
    listed $135,000 Active
21. 2026-02-12
    listed $135,000 Active
22. 2020-09-21
    soldstatus $41,000 Sold
23. 2020-09-21
    soldstatus $41,000 Sold
24. 2020-08-27
    price $41,000
25. 2020-08-27
    price $41,000
26. 2020-08-27
    status Pending
27. 2020-08-27
    status Pending
28. 2020-08-27
    status Pending
29. 2020-08-26
    price $41,000
30. 2020-08-01
    listed $1 Active
31. 2020-08-01
    listed $1 Active
32. 2020-08-01
    listed $1 Active

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$636/yr (+$53/mo · 238.6%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 16 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: $15,249
• − Mortgage interest: −$5,596
• − Property taxes: −$267
• − Insurance: −$500
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,906
• Taxable income: $3,541
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,144/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: Camden-Frontier School
• NCES district ID: 2607710
• Math proficiency: 22% ▼ -3.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $43,219
• Composite: 26.31/100
• National rank: #7242
• State rank: #352 of 540 in MI

Livability — Woodbridge

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

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+143.7% since first listed

23 events — show timeline

• 2026-04-18 Contingent — REALCOMP
• 2026-04-18 Contingent — MiRealSource-MiMLS
• 2026-04-18 Contingent — SW Michigan MLS
• 2026-04-09 Listed $99,900 REALCOMP
• 2026-04-09 Listed $99,900 SW Michigan MLS
• 2026-04-09 Listed $99,900 MiRealSource-MiMLS
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-03-21 Price Changed $125,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $125,000 REALCOMP
• 2026-03-20 Price Changed $125,000 SW Michigan MLS
• 2026-02-12 Listed $135,000 REALCOMP
• 2026-02-12 Listed $135,000 MiRealSource-MiMLS
• 2020-09-21 Sold (MLS) $41,000 SW Michigan MLS
• 2020-09-21 Sold (MLS) $41,000 REALCOMP
• 2020-08-27 Price Changed $41,000 REALCOMP
• 2020-08-27 Price Changed $41,000 SW Michigan MLS
• 2020-08-27 Pending — MiRealSource-MiMLS
• 2020-08-27 Pending — REALCOMP
• 2020-08-27 Pending — SW Michigan MLS
• 2020-08-26 Price Changed $41,000 MiRealSource-MiMLS
• 2020-08-01 Listed $1 MiRealSource-MiMLS
• 2020-08-01 Listed $1 SW Michigan MLS
• 2020-08-01 Listed $1 REALCOMP

Property tax history

-0.9%/yr

Latest (2025): $267 · -73.1% YoY. Source: county tax records.