65838 48th Ave · Bangor, MI 49057

$169,000

3 bd · 1.0 ba · 2,244 sqft · SingleFamily public records · 77 Days on market

Built 1860 2.95 ac lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

Key facts

• Storage capacity
• Quiet setting
• Outdoor gatherings

Tags

• QUIET SETTING
• COUNTRY VIEWS
• OUTDOOR GATHERINGS
• STORAGE CAPACITY
• WORKSPACE

Property features AI

Exterior

• Parking: Detached 3-car garage; Detached parking
• Home design: Single family residence; Residential property; Living area approximately 2,078 sq ft
• Construction: Built in 1860; Composition roof; Construction materials: Other
• Exterior features: Approximately 2.95-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom (13 x 13); Bedroom 2 (15 x 11)
• Bathrooms: Primary bathroom (10 x 7); Full bathroom (7 x 7); Half bathroom
• Heating & cooling: Baseboard heating
• Interior features: 12 total rooms; Full basement
• Laundry & utility: Washer; Laundry room (10 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#551 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, employment D, schools D-.
• Hartford Public Schools (town): math 14% / reading 26% proficiency, ranked #469 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 165 units permitted in Van Buren County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 8.3

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,641
• Equity at exit: $25,198

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $22,872
• Equity at exit: $14,612

Cash invested: $47,320 (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 49057

• Home prices YoY: -28.2%
• Active inventory: 25
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $343

Break-even live

Break-even rent $1,266

Max offer price $169,000

Occupancy floor 75%

Sensitivity live

Price	-10% $438	-5% $390	+0% $343	+5% $295	+10% $247
Rent	-10% $208	-5% $275	+0% $343	+5% $410	+10% $477
Rate	-1.0pp $428	-0.5pp $386	base $343	+0.5pp $299	+1.0pp $254

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44361 66th St Bangor, MI	2.0	1.0	1447	$1,700	$1.17	44d	1	0.89mi

Listing history 27 events

1. 2026-06-05
   days on market $169,000 Active 77 DOM
2. 2026-06-04
   days on market $169,000 Active 75 DOM
3. 2026-06-02
   days on market $169,000 Active 74 DOM
4. 2026-06-01
   days on market $169,000 Active 73 DOM
5. 2026-05-31
   days on market $169,000 Active 72 DOM
6. 2026-05-31
   days on market $169,000 Active 71 DOM
7. 2026-04-13
   price $169,000 730-char remark

   Show marketing remark (730 chars)

   Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

8. 2026-04-13
   price $169,000 730-char remark

   Show marketing remark (730 chars)

   Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

9. 2026-04-13
   price $169,000

   Show marketing remark (730 chars)

   Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

10. 2026-04-02
    status Active 730-char remark

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

11. 2026-04-02
    status Active 730-char remark

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

12. 2026-04-02
    status Active

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

13. 2026-03-12
    status Pending 730-char remark

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

14. 2026-03-12
    status Pending 730-char remark

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

15. 2026-03-12
    status Pending

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

16. 2026-02-27
    listed $179,000 Active 730-char remark

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

17. 2026-02-27
    listed $179,000 Active 730-char remark

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

18. 2026-02-27
    listed $179,000 Active

    Show marketing remark (730 chars)

    Situated on a spacious parcel, this home provides a quiet setting while being just 5 minutes from everything Hartford has to offer! 3 bedrooms and 1.5 bathrooms in 2,000 Sq Ft in the open concept historic farmhouse! Very functional layout for everyday living. The spacious primary bedroom and large living area on the main floor give you plenty of room to be comfortable. Beautiful country views on this 3 acre parcel perfect for outdoor gatherings, gardening, recreational activities or simply enjoying Michigan's scenic seasons! 3 stall garage outbuilding built within the last 15 years with great storage capacity and workspace! This is your chance to make this historic Hartford property your own, schedule your showing today!

19. 2025-11-20
    historical
20. 2025-08-20
    status Active
21. 2025-08-19
    historical
22. 2025-08-06
    listed $210,000 Active
23. 2025-08-06
    listed $210,000 Active
24. 2011-07-08
    historical
25. 2011-07-08
    historical
26. 2011-05-27
    listed $79,900
27. 2011-05-27
    listed $79,900

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$1,039/yr (+$87/mo · 198.1%)

ⓘ 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 · 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: $20,400
• − Mortgage interest: −$9,467
• − Property taxes: −$525
• − Insurance: −$845
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,916
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,779/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: Hartford Public Schools
• NCES district ID: 2617880
• Math proficiency: 14% ▼ -1.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $38,924
• Composite: 16.81/100
• National rank: #9154
• State rank: #469 of 540 in MI

Livability — Bangor

• Score: 62/100
• State rank: #551
• US rank: #17278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,405

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 34% Two or more races 16% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 28%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.22%
• Current HPI: 183.7019
• 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

+111.5% since first listed

21 events — show timeline

• 2026-04-13 Price Changed $169,000 MiRealSource-MiMLS
• 2026-04-13 Price Changed $169,000 REALCOMP
• 2026-04-13 Price Changed $169,000 SW Michigan MLS
• 2026-04-02 Relisted — REALCOMP
• 2026-04-02 Relisted — MiRealSource-MiMLS
• 2026-04-02 Relisted — SW Michigan MLS
• 2026-03-12 Pending — REALCOMP
• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — SW Michigan MLS
• 2026-02-27 Listed $179,000 SW Michigan MLS
• 2026-02-27 Listed $179,000 REALCOMP
• 2026-02-27 Listed $179,000 MiRealSource-MiMLS
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2025-08-20 Relisted — REALCOMP
• 2025-08-19 Listing Removed — REALCOMP
• 2025-08-06 Listed $210,000 REALCOMP
• 2025-08-06 Listed $210,000 MiRealSource-MiMLS
• 2011-07-08 Listing Removed — REALCOMP
• 2011-07-08 Listing Removed — SW Michigan MLS
• 2011-05-27 Listed $79,900 REALCOMP
• 2011-05-27 Listed $79,900 SW Michigan MLS

Property tax history

-7.4%/yr

Latest (2025): $525 · -71.8% YoY. Source: county tax records.