12220 Douglas Rd · Temperance, MI 48140

$190,000

3 bd · 3.0 ba · 2,142 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.80 ac lot Est $191k · at est.

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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 +8.2/10.0
• ARV discount +7.7/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home needs your updates to make it an awesome home again. It is much larger than it looks, with 4 bedrooms and 3 full baths. Not afraid to put your sweat equity into a home, then this one is the right opportunity for you. Currently has no furnance. Great ranch on a crawl and an attached garage. Nice lot, almost an acre.

Key facts

• 0.8 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Other: Property listed as residential single family
• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Above-grade finished area 2,142 square feet
• Exterior features: Lot approximately 0.8 acres; Lot dimensions about 178 x 200

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

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.
• Ida Public School District (rural): math 39% / reading 55% proficiency, ranked #101 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1972 — 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. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $190,638
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12220 Douglas Rd	0.00mi	4/3.0 (+1)	2,142 (0%)	1mo	$190,000	$89	94

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $18,932
• Equity at exit: $28,330

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $80,410
• Equity at exit: $16,428

Cash invested: $53,200 (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 48140

• Active inventory: 11
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $781

Break-even live

Break-even rent $1,511

Max offer price $190,000

Occupancy floor 64%

Sensitivity live

Price	-10% $889	-5% $835	+0% $781	+5% $727	+10% $674
Rent	-10% $584	-5% $682	+0% $781	+5% $880	+10% $979
Rate	-1.0pp $877	-0.5pp $830	base $781	+0.5pp $732	+1.0pp $682

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12434 Secor Rd Ida, MI	3.0	2.0	2300	$2,500	$1.09	44d	1	0.92mi

Listing history 17 events

1. 2026-05-14
   status Pending

   Show marketing remark (326 chars)

   This home needs your updates to make it an awesome home again. It is much larger than it looks, with 4 bedrooms and 3 full baths. Not afraid to put your sweat equity into a home, then this one is the right opportunity for you. Currently has no furnance. Great ranch on a crawl and an attached garage. Nice lot, almost an acre.

2. 2026-05-14
   status Pending 326-char remark

   Show marketing remark (326 chars)

   This home needs your updates to make it an awesome home again. It is much larger than it looks, with 4 bedrooms and 3 full baths. Not afraid to put your sweat equity into a home, then this one is the right opportunity for you. Currently has no furnance. Great ranch on a crawl and an attached garage. Nice lot, almost an acre.

3. 2026-05-08
   listed $190,000 Active

   Show marketing remark (326 chars)

   This home needs your updates to make it an awesome home again. It is much larger than it looks, with 4 bedrooms and 3 full baths. Not afraid to put your sweat equity into a home, then this one is the right opportunity for you. Currently has no furnance. Great ranch on a crawl and an attached garage. Nice lot, almost an acre.

4. 2026-05-08
   listed $190,000 Active 326-char remark

   Show marketing remark (326 chars)

   This home needs your updates to make it an awesome home again. It is much larger than it looks, with 4 bedrooms and 3 full baths. Not afraid to put your sweat equity into a home, then this one is the right opportunity for you. Currently has no furnance. Great ranch on a crawl and an attached garage. Nice lot, almost an acre.

5. 2019-07-17
   soldstatus $220,000
6. 2019-07-01
   soldstatus $220,000 Sold 744-char remark

   Show marketing remark (744 chars)

   Sprawling ranch in desirable Ida, Mi. This home is MUCH bigger than it looks from the outside. There are four bedrooms with a HUGE master bedroom and an extra room that could be turned into an office, home gym, craft room, guest room, the possibilities are endless. This home has a lot to offer with 3 full bathes. There is newer carpeting and newer laminate flooring in several areas. The appliances stay. The water softener and reverse osmosis system were installed in 2015. Newer roof and gutters in 2016. Open concept family room and kitchen. Cozy up to the wood burning fireplace or sit by the front window and watch the sunset over a beautiful country view. All of this on almost an acre of land. This one won’t last!

7. 2019-07-01
   soldstatus $220,000 Closed

   Show marketing remark (744 chars)

   Sprawling ranch in desirable Ida, Mi. This home is MUCH bigger than it looks from the outside. There are four bedrooms with a HUGE master bedroom and an extra room that could be turned into an office, home gym, craft room, guest room, the possibilities are endless. This home has a lot to offer with 3 full bathes. There is newer carpeting and newer laminate flooring in several areas. The appliances stay. The water softener and reverse osmosis system were installed in 2015. Newer roof and gutters in 2016. Open concept family room and kitchen. Cozy up to the wood burning fireplace or sit by the front window and watch the sunset over a beautiful country view. All of this on almost an acre of land. This one won’t last!

8. 2019-05-24
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Sprawling ranch in desirable Ida, Mi. This home is MUCH bigger than it looks from the outside. There are four bedrooms with a HUGE master bedroom and an extra room that could be turned into an office, home gym, craft room, guest room, the possibilities are endless. This home has a lot to offer with 3 full bathes. There is newer carpeting and newer laminate flooring in several areas. The appliances stay. The water softener and reverse osmosis system were installed in 2015. Newer roof and gutters in 2016. Open concept family room and kitchen. Cozy up to the wood burning fireplace or sit by the front window and watch the sunset over a beautiful country view. All of this on almost an acre of land. This one won’t last!

9. 2019-05-24
   status Pending

   Show marketing remark (744 chars)

   Sprawling ranch in desirable Ida, Mi. This home is MUCH bigger than it looks from the outside. There are four bedrooms with a HUGE master bedroom and an extra room that could be turned into an office, home gym, craft room, guest room, the possibilities are endless. This home has a lot to offer with 3 full bathes. There is newer carpeting and newer laminate flooring in several areas. The appliances stay. The water softener and reverse osmosis system were installed in 2015. Newer roof and gutters in 2016. Open concept family room and kitchen. Cozy up to the wood burning fireplace or sit by the front window and watch the sunset over a beautiful country view. All of this on almost an acre of land. This one won’t last!

10. 2019-05-20
    listed $224,000 Active 744-char remark

    Show marketing remark (744 chars)

    Sprawling ranch in desirable Ida, Mi. This home is MUCH bigger than it looks from the outside. There are four bedrooms with a HUGE master bedroom and an extra room that could be turned into an office, home gym, craft room, guest room, the possibilities are endless. This home has a lot to offer with 3 full bathes. There is newer carpeting and newer laminate flooring in several areas. The appliances stay. The water softener and reverse osmosis system were installed in 2015. Newer roof and gutters in 2016. Open concept family room and kitchen. Cozy up to the wood burning fireplace or sit by the front window and watch the sunset over a beautiful country view. All of this on almost an acre of land. This one won’t last!

11. 2019-05-20
    listed $224,000 Active

    Show marketing remark (744 chars)

    Sprawling ranch in desirable Ida, Mi. This home is MUCH bigger than it looks from the outside. There are four bedrooms with a HUGE master bedroom and an extra room that could be turned into an office, home gym, craft room, guest room, the possibilities are endless. This home has a lot to offer with 3 full bathes. There is newer carpeting and newer laminate flooring in several areas. The appliances stay. The water softener and reverse osmosis system were installed in 2015. Newer roof and gutters in 2016. Open concept family room and kitchen. Cozy up to the wood burning fireplace or sit by the front window and watch the sunset over a beautiful country view. All of this on almost an acre of land. This one won’t last!

12. 2015-02-12
    soldstatus $149,000
13. 2015-02-09
    soldstatus $149,000
14. 2015-02-09
    soldstatus $149,000
15. 2015-02-01
    historical
16. 2014-07-09
    listed $159,890
17. 2014-07-09
    listed $159,890

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$754/yr (+$63/mo · 53.1%)

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

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$10,643
• − Property taxes: −$1,419
• − Insurance: −$950
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,527
• Taxable income: $6,661
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $7,776/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: Ida Public School District
• NCES district ID: 2619050
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $74,806
• Composite: 42.61/100
• National rank: #3190
• State rank: #101 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

• City population: 20,705
• Population (ZIP): 3,370

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 0%

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: ▼ -135.48%
• Current HPI: 188.7532
• 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

+18.8% since first listed

17 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-08 Listed $190,000 MiRealSource-MiMLS
• 2026-05-08 Listed $190,000 REALCOMP
• 2019-07-17 Sold (Public Records) $220,000 Public Records
• 2019-07-01 Sold (MLS) $220,000 MiRealSource-MiMLS
• 2019-07-01 Sold (MLS) $220,000 REALCOMP
• 2019-05-24 Pending — REALCOMP
• 2019-05-24 Pending — MiRealSource-MiMLS
• 2019-05-20 Listed $224,000 MiRealSource-MiMLS
• 2019-05-20 Listed $224,000 REALCOMP
• 2015-02-12 Sold (Public Records) $149,000 Public Records
• 2015-02-09 Sold (MLS) $149,000 MiRealSource-MiMLS
• 2015-02-09 Sold (MLS) $149,000 REALCOMP
• 2015-02-01 Listing Removed — MiRealSource-MiMLS
• 2014-07-09 Listed $159,890 MiRealSource-MiMLS
• 2014-07-09 Listed $159,890 REALCOMP

Property tax history

-0.9%/yr

Latest (2025): $1,419 · -55.9% YoY. Source: county tax records.