6112 Bemis Rd · Augusta, MI 48197

$250,000

3 bd · 1.5 ba · 1,294 sqft · SingleFamily public records · 6 Days on market

Built 1982 1.15 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

Key facts

• 1.15 acres
• Small barn
• Natural light

Tags

• RANCH STYLE HOME
• 1.15 ACRES
• NATURAL LIGHT
• SMALL BARN
• SERENE POND

Property features AI

Exterior

• Utilities: Well water; Propane water heater; Cable connected
• Home design: Ranch-style single family home; Facing information not provided; Entry level details not provided; 1.15-acre lot
• Construction: Built in 1982; Wood siding; Asphalt shingle roof; Crawl space foundation
• Exterior features: Wooded lot; Pond on property; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (approx. 12.1 x 14.6); Bedroom 2 (approx. 12.6 x 10.3); Bedroom 3 (approx. 12.1 x 10.2)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: LP tank owned; Fireplace; 9 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (approx. 7.1 x 11.1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-2 ($-24/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.3% below list).
• Recommended offer: $209k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#463 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D-.
• Lincoln Consolidated School District (rural): math 17% / reading 33% proficiency, ranked #393 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 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 $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $209,142 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-39,890
• Equity at exit: $37,276

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-31,811
• Equity at exit: $21,615

Cash invested: $70,000 (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 48197

• Rents YoY: 3.4%
• Active inventory: 239
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-2

Break-even live

Break-even rent $2,094

Max offer price $249,650

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7995 Stony Creek Rd Unit 1 Ypsilanti, MI	3.0	1.0	1300	$2,300	$1.77	13d	1	0.24mi
7274 Rachel Dr Ypsilanti, MI	4.0	2.5	1746	$4,950	$2.84	12d	1	1.34mi

Listing history 45 events

1. 2026-06-18
   days on market $250,000 Active 6 DOM
2. 2026-06-17
   days on market $250,000 Active 5 DOM
3. 2026-06-16
   days on market $250,000 Active 4 DOM
4. 2026-06-15
   days on market $250,000 Active 3 DOM
5. 2026-06-14
   statusdays on marketlisting id $250,000 Active 1 DOM
6. 2026-05-18
   status Pending 916-char remark

   Show marketing remark (916 chars)

   Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

7. 2026-05-18
   status Pending 916-char remark

   Show marketing remark (916 chars)

   Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

8. 2026-05-18
   status Pending

   Show marketing remark (916 chars)

   Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

9. 2026-04-22
   historical Active Under Contract 916-char remark

   Show marketing remark (916 chars)

   Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

10. 2026-04-22
    historical Keep Showing-Contgcy Appl 916-char remark

    Show marketing remark (916 chars)

    Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

11. 2026-04-22
    historical Active - Contingent

    Show marketing remark (916 chars)

    Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

12. 2026-04-07
    listed $250,000 Active 916-char remark

    Show marketing remark (916 chars)

    Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

13. 2026-04-07
    listed $250,000 Active 916-char remark

    Show marketing remark (916 chars)

    Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

14. 2026-04-07
    listed $250,000 Active

    Show marketing remark (916 chars)

    Priced BELOW market value, so bring your imagination because, with a little TLC, this home could be a true gem! Discover peaceful country living in this charming ranch-style home on 1.15 acres in the heart of Augusta Twp. This inviting property offers 3 comfortable bedrooms and 2 full baths, thoughtfully laid out for easy, single-level living. The bright, open main living area features generous natural light and plenty of space to relax or entertain. Step outside to enjoy a picturesque setting complete with a small barn, ideal for storage, hobbies, or small livestock. A serene pond that adds to the property's natural beauty and on the newly paved Bemis Rd, so cars stay clean and less dust in the house. Whether you're looking for room to roam, space for outdoor projects, or a peaceful retreat just minutes from all of the conveniences, this property offers the perfect balance of comfort and country charm.

15. 2026-03-18
    historical
16. 2026-02-17
    price $275,000
17. 2026-02-16
    price $275,000
18. 2026-02-16
    price $275,000
19. 2026-02-15
    status Active
20. 2026-02-15
    status Active
21. 2026-02-15
    historical Keep Showing-Contgcy Appl
22. 2026-02-15
    historical Active Under Contract
23. 2026-01-20
    price $295,000
24. 2026-01-20
    price $295,000
25. 2026-01-20
    price $295,000
26. 2025-12-11
    listed $310,000 Active
27. 2025-12-11
    listed $310,000 Active
28. 2025-12-08
    historical
29. 2021-01-26
    soldstatus $215,000
30. 2021-01-18
    status Pending
31. 2021-01-14
    soldstatus $215,000 Sold
32. 2021-01-14
    soldstatus $215,000
33. 2021-01-14
    soldstatus $215,000
34. 2021-01-14
    soldstatus $215,000 Closed
35. 2021-01-14
    soldstatus $215,000
36. 2020-10-31
    historical Keep Showing-Contgcy Appl
37. 2020-10-31
    historical Active - Contingent
38. 2020-10-29
    listed $210,000 Active
39. 2020-10-29
    listed $210,000 Active
40. 2020-10-27
    historical $210,000
41. 2020-10-26
    historical $210,000
42. 2020-10-26
    listed $210,000
43. 2020-10-26
    listed $210,000
44. 2020-10-26
    listed $210,000
45. 1995-05-05
    soldstatus $100,000

ⓘ 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: $2,868 · $239/mo
• Projected year-2 tax: $3,359 · $280/mo
• Expected delta: +$491/yr (+$41/mo · 17.1%)

ⓘ 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 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: $25,097
• − Mortgage interest: −$14,004
• − Property taxes: −$2,868
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$7,273
• Taxable loss: −$4,313
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $1,011/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: Lincoln Consolidated School District
• NCES district ID: 2621570
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $68,001
• Composite: 23.72/100
• National rank: #7827
• State rank: #393 of 540 in MI

Livability — Augusta

• Score: 65/100
• State rank: #463
• US rank: #13012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washtenaw County · 306,860 people
• Metro: Ann Arbor, MI
• Population (ZIP): 66,525
• Household income: $73,737
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3134.0

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 23% Two or more races 9% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 3% Arabic 3%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.94%
• Current HPI: 217.0173
• Rent YoY: ▲ 3.36%
• Metro: Ann Arbor, 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

+150.0% since first listed

40 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — SW Michigan MLS
• 2026-04-22 Contingent — REALCOMP
• 2026-04-22 Contingent — MiRealSource-MiMLS
• 2026-04-22 Contingent — SW Michigan MLS
• 2026-04-07 Listed $250,000 REALCOMP
• 2026-04-07 Listed $250,000 SW Michigan MLS
• 2026-04-07 Listed $250,000 MiRealSource-MiMLS
• 2026-03-18 Listing Removed — MiRealSource-MiMLS
• 2026-02-17 Price Changed $275,000 MiRealSource-MiMLS
• 2026-02-16 Price Changed $275,000 REALCOMP
• 2026-02-16 Price Changed $275,000 SW Michigan MLS
• 2026-02-15 Relisted — REALCOMP
• 2026-02-15 Relisted — MiRealSource-MiMLS
• 2026-02-15 Contingent — MiRealSource-MiMLS
• 2026-02-15 Contingent — REALCOMP
• 2026-01-20 Price Changed $295,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $295,000 REALCOMP
• 2026-01-20 Price Changed $295,000 SW Michigan MLS
• 2025-12-11 Listed $310,000 REALCOMP
• 2025-12-11 Listed $310,000 MiRealSource-MiMLS
• 2025-12-08 Coming Soon — MiRealSource-MiMLS
• 2021-01-26 Sold (Public Records) $215,000 Public Records
• 2021-01-18 Pending — AAMLS
• 2021-01-14 Sold (MLS) $215,000 MiRealSource-MiMLS
• 2021-01-14 Sold (MLS) $215,000 MiRealSource-MiMLS
• 2021-01-14 Sold (MLS) $215,000 REALCOMP
• 2021-01-14 Sold (MLS) $215,000 SW Michigan MLS
• 2021-01-14 Sold (MLS) $215,000 AAMLS
• 2020-10-31 Contingent — MiRealSource-MiMLS
• 2020-10-31 Contingent — AAMLS
• 2020-10-29 Listed $210,000 MiRealSource-MiMLS
• 2020-10-29 Listed $210,000 AAMLS
• 2020-10-27 Coming Soon $210,000 MiRealSource-MiMLS
• 2020-10-26 Coming Soon $210,000 AAMLS
• 2020-10-26 Listed $210,000 MiRealSource-MiMLS
• 2020-10-26 Listed $210,000 REALCOMP
• 2020-10-26 Listed $210,000 SW Michigan MLS
• 1995-05-05 Sold (Public Records) $100,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,868 · -12.9% YoY. Source: county tax records.