3823 Oldbury St · Lambertville, MI 48144

$345,000

3 bd · 2.0 ba · 2,085 sqft · SingleFamily · 6 Days on market

Built 1983 0.28 ac lot Est $327k · 5% over

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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 +13.5/30.0
• ARV discount +5.1/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inside totally updated, open floor plan, home is bright with lots of natural sunlight, entry leads into living room with vaulted ceiling and loft, wood burning fireplace, first floor bedroom with bath, new kitchen with quartz counter tops, stainless steel appliances, new flooring and paint throughout, new light fixtures, brand new stainless steel kitchen appliances, partially finished basement, very nice lot that backs up to woods, brand new deck, fenced rear yard, shed.

Key facts

• 0.28 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and a half stories
• Construction: Vinyl siding; Wood siding
• Exterior features: Balcony; Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Bedrooms: Includes walk-in closet(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Cathedral ceilings; Eat-in kitchen; High-speed internet; Walk-in closets; Living room fireplace; Partially finished basement (partial, crawl space)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $13 ($160/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 $260k (24.8% below list).
• Recommended offer: $260k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Lambertville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#78 in MI, #1,689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 29 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 $2k of loan paydown is wiped out by about $10k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $220k; list at $345k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $259,500 (24.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.75% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $327,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3823 Oldbury St	0.00mi	3/2.0	2,085 (0%)	1mo	$330,000	$158	99
4121 Canterbury Dr	0.59mi	3/2.0	2,113 (+1%)	10mo	$340,000	$161	62
8138 Black Oak Dr	0.22mi	3/2.5	2,242 (+8%)	21mo	$387,500	$173	58
7515 Westchester Dr	0.71mi	3/1.0	2,060 (-1%)	9mo	$228,000	$111	54
7501 Nottingham Dr	0.71mi	4/1.0 (+1)	2,112 (+1%)	3mo	$245,000	$116	53
8303 Summerfield Rd	0.37mi	3/1.5	1,840 (-12%)	13mo	$225,000	$122	50
7530 Westchester St	0.70mi	3/1.0	2,024 (-3%)	11mo	$275,000	$136	49
3347 Shadywood Dr	0.44mi	3/2.0	1,788 (-14%)	9mo	$329,000	$184	48
3415 Woodmont Dr	0.63mi	4/2.0 (+1)	1,848 (-11%)	2mo	$289,900	$157	45
3399 Woodmont Dr	0.64mi	3/1.5	2,213 (+6%)	20mo	$365,200	$165	41
7712 Secor Rd	0.75mi	3/2.0	1,916 (-8%)	19mo	$286,000	$149	36
7958 George St	0.68mi	4/2.0 (+1)	2,334 (+12%)	15mo	$276,000	$118	31

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-55,229
• Equity at exit: $51,441

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-47,707
• Equity at exit: $29,829

Cash invested: $96,600 (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 48144

• Active inventory: 29
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,595 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $13

Break-even live

Break-even rent $2,578

Max offer price $345,000

Occupancy floor 94%

Sensitivity live

Price	-10% $209	-5% $111	+0% $13	+5% $-84	+10% $-182
Rent	-10% $-192	-5% $-89	+0% $13	+5% $116	+10% $218
Rate	-1.0pp $187	-0.5pp $101	base $13	+0.5pp $-76	+1.0pp $-167

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3055 W Sterns Rd Lambertville, MI	3.0	2.0	2470	$2,595	$1.05	22d	1	1.18mi

Listing history 17 events

1. 2026-04-30
   status Pending

   Show marketing remark (475 chars)

   Inside totally updated, open floor plan, home is bright with lots of natural sunlight, entry leads into living room with vaulted ceiling and loft, wood burning fireplace, first floor bedroom with bath, new kitchen with quartz counter tops, stainless steel appliances, new flooring and paint throughout, new light fixtures, brand new stainless steel kitchen appliances, partially finished basement, very nice lot that backs up to woods, brand new deck, fenced rear yard, shed.

2. 2026-04-30
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Inside totally updated, open floor plan, home is bright with lots of natural sunlight, entry leads into living room with vaulted ceiling and loft, wood burning fireplace, first floor bedroom with bath, new kitchen with quartz counter tops, stainless steel appliances, new flooring and paint throughout, new light fixtures, brand new stainless steel kitchen appliances, partially finished basement, very nice lot that backs up to woods, brand new deck, fenced rear yard, shed.

3. 2026-04-24
   listed $345,000 Active

   Show marketing remark (475 chars)

   Inside totally updated, open floor plan, home is bright with lots of natural sunlight, entry leads into living room with vaulted ceiling and loft, wood burning fireplace, first floor bedroom with bath, new kitchen with quartz counter tops, stainless steel appliances, new flooring and paint throughout, new light fixtures, brand new stainless steel kitchen appliances, partially finished basement, very nice lot that backs up to woods, brand new deck, fenced rear yard, shed.

4. 2026-04-24
   listed $345,000 Active 475-char remark

   Show marketing remark (475 chars)

   Inside totally updated, open floor plan, home is bright with lots of natural sunlight, entry leads into living room with vaulted ceiling and loft, wood burning fireplace, first floor bedroom with bath, new kitchen with quartz counter tops, stainless steel appliances, new flooring and paint throughout, new light fixtures, brand new stainless steel kitchen appliances, partially finished basement, very nice lot that backs up to woods, brand new deck, fenced rear yard, shed.

5. 2026-04-20
   historical $345,000 475-char remark

   Show marketing remark (475 chars)

   Inside totally updated, open floor plan, home is bright with lots of natural sunlight, entry leads into living room with vaulted ceiling and loft, wood burning fireplace, first floor bedroom with bath, new kitchen with quartz counter tops, stainless steel appliances, new flooring and paint throughout, new light fixtures, brand new stainless steel kitchen appliances, partially finished basement, very nice lot that backs up to woods, brand new deck, fenced rear yard, shed.

6. 2026-02-02
   soldstatus $220,000
7. 2026-01-30
   soldstatus $220,000 Closed 912-char remark

   Show marketing remark (912 chars)

   This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

8. 2026-01-30
   soldstatus $220,000 Closed

   Show marketing remark (912 chars)

   This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

9. 2026-01-27
   status Pending

   Show marketing remark (912 chars)

   This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

10. 2026-01-27
    status Pending 912-char remark

    Show marketing remark (912 chars)

    This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

11. 2026-01-24
    price $265,000 912-char remark

    Show marketing remark (912 chars)

    This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

12. 2026-01-23
    price $265,000
13. 2026-01-16
    listed $299,900 Active

    Show marketing remark (912 chars)

    This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

14. 2026-01-16
    listed $299,900 Active 912-char remark

    Show marketing remark (912 chars)

    This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

15. 2026-01-09
    historical $299,900 912-char remark

    Show marketing remark (912 chars)

    This 3-bedroom, 2-bath home offers a comfortable and functional layout ideal for family living, including a convenient main-floor bedroom, ideal for guests, a home office, or single-level living. Spacious living area with a natural fireplace, and generously sized bedrooms provide room to relax and gather. Step outside to enjoy summer days in the above-ground pool and a backyard that backs up to the woods, offering privacy and a peaceful setting. The full basement provides ample storage or additional living or recreational space potential. The home is ready for cosmetic updates giving buyers the opportunity to personalize and add value while creating a space to truly call home in a well-established Lambertville neighborhood. Conveniently located just minutes from a variety of shopping, dining, and everyday essentials - everything you need is right around the corner. Buyer's agent to verify ALL info.

16. 1992-12-16
    soldstatus $107,500
17. 1989-11-30
    soldstatus $97,500

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $3,159 · $263/mo
• Expected delta: +$2,154/yr (+$180/mo · 214.4%)

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

Taxation est. · year 1

• Rental income: $31,140
• − Mortgage interest: −$19,325
• − Property taxes: −$1,005
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − Depreciation: −$10,036
• Taxable loss: −$5,934
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $1,584/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 — Lambertville

• Score: 80/100
• State rank: #78
• US rank: #1689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lambertville, MI
• City population: 10,275
• Population (ZIP): 10,275

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 5% Scotch-Irish 2%
• Foreign-born: 4% · China, South Korea
• Languages at home: 95% English-only · Tagalog/Filipino 2% Spanish 1% Arabic 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: ▼ -116.72%
• Current HPI: 163.3496
• 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

+253.8% since first listed

17 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-24 Listed $345,000 REALCOMP
• 2026-04-24 Listed $345,000 MiRealSource-MiMLS
• 2026-04-20 Coming Soon $345,000 MiRealSource-MiMLS
• 2026-02-02 Sold (Public Records) $220,000 Public Records
• 2026-01-30 Sold (MLS) $220,000 REALCOMP
• 2026-01-30 Sold (MLS) $220,000 MiRealSource-MiMLS
• 2026-01-27 Pending — REALCOMP
• 2026-01-27 Pending — MiRealSource-MiMLS
• 2026-01-24 Price Changed $265,000 MiRealSource-MiMLS
• 2026-01-23 Price Changed $265,000 REALCOMP
• 2026-01-16 Listed $299,900 REALCOMP
• 2026-01-16 Listed $299,900 MiRealSource-MiMLS
• 2026-01-09 Coming Soon $299,900 MiRealSource-MiMLS
• 1992-12-16 Sold (Public Records) $107,500 Public Records
• 1989-11-30 Sold (Public Records) $97,500 Public Records

Property tax history

-6.3%/yr

Latest (2025): $1,005 · -58.0% YoY. Source: county tax records.