3942 Lucille Dr · Bedford, MI 48144

$245,000

3 bd · 2.0 ba · 1,718 sqft · SingleFamily · 4 Days on market

Built 1960 0.44 ac lot Est $270k · 9% under

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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 +24.5/30.0
• ARV discount +11.6/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is your opportunity to own a well-built, full-brick ranch on a crawl. This home sits at the end of a dead-end street with a small park located across from it. Nice large yard with a concrete front porch and a deck in the backyard. Currently has a built-in pool that has not been used and needs repairs. Home offers a formal dining room, a living room, a second living room, a main floor laundry, 3 bedrooms, and 2 full baths! Nice 2.5-car attached garage (23x23) with a large window and a 36x15 outbuilding. This home is being sold "As Is, so it needs your sweat equity to bring it back to life. Cinch Home Warranty provided.

Key facts

• Concrete front porch
• Full brick ranch
• Crawl space

Tags

• FULL BRICK RANCH
• CRAWL SPACE
• DEAD-END STREET
• LARGE YARD
• CONCRETE FRONT PORCH
• DECK

Property features AI

Exterior

• Parking: Attached garage (about 24 x 23) with roughly 2.5 parking spaces
• Utilities: Public water; Public sanitary sewer; Natural gas; Electric service (standard)
• Home design: Residential single-story home, built in 1960; Located on a dead-end street (last house on the right)
• Construction: Brick construction; Crawl foundation; Built in 1960
• Exterior features: Brick exterior; Road frontage; Lot approximately 0.44 acres (frontage ~120')

Interior

• Kitchen: Kitchen on main level (approx. 14 x 10)
• Bedrooms: Bedroom 1 on main level with wood flooring (10 x 13); Bedroom 2 on main level with wood flooring (12 x 13); Bedroom 3 on main level with wood flooring (approx. 11 wide)
• Flooring: Wood flooring in living areas, dining room and all bedrooms; Carpet in family room
• Bathrooms: 2 full bathrooms (both on main level); one approx. 5 x 7, the other approx. 11 x 7
• Heating & cooling: Radiant heat; Central air conditioning; Natural gas fuel
• Interior features: Total of 8 rooms
• Laundry & utility: Main-level laundry room (approx. 10 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Bedford Senior High School (math 38% / reading 64%, grade D+, #142 of 713 statewide, top 20%, 1,294 students, 27% FRL).
• 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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $245,000

Questions for the listing agent

1. Built in 1960 — 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: 1.02% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $269,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7656 Lucille Dr	0.07mi	4/2.0 (+1)	1,752 (+2%)	1mo	$330,000	$188	88
3447 Woodmont Dr	0.49mi	3/2.0	1,748 (+2%)	4mo	$297,500	$170	71
8062 Adler Rd	0.63mi	3/1.0	1,685 (-2%)	2mo	$204,500	$121	62
3415 Woodmont Dr	0.53mi	4/2.0 (+1)	1,848 (+8%)	2mo	$289,900	$157	56
3347 Shadywood Dr	0.64mi	3/2.0	1,788 (+4%)	9mo	$329,000	$184	56
3633 Essex St	0.39mi	3/1.0	1,576 (-8%)	11mo	$225,000	$143	55
7060 Brookside Dr	0.73mi	3/1.5	1,640 (-4%)	2mo	$280,000	$171	54
4228 Clegg Rd	0.31mi	3/1.5	1,463 (-15%)	9mo	$215,000	$147	51
7303 Cranbrook Dr	0.53mi	3/1.0	1,493 (-13%)	11mo	$222,500	$149	40
7117 Ridgedale St	0.74mi	4/1.5 (+1)	1,600 (-7%)	10mo	$245,000	$153	39
3336 Springdale St	0.63mi	3/1.5	1,508 (-12%)	12mo	$165,000	$109	38
3323 Deepwood Dr	0.64mi	3/1.5	1,483 (-14%)	14mo	$292,500	$197	34

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-7,799
• Equity at exit: $36,530

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $34,009
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $502

Break-even live

Break-even rent $1,859

Max offer price $245,000

Occupancy floor 75%

Sensitivity live

Price	-10% $641	-5% $572	+0% $502	+5% $433	+10% $364
Rent	-10% $305	-5% $404	+0% $502	+5% $601	+10% $700
Rate	-1.0pp $626	-0.5pp $565	base $502	+0.5pp $439	+1.0pp $374

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7076 Middlebury Dr Lambertville, MI	3.0	2.0	1248	$2,495	$2.00	14d	1	0.73mi

Listing history 7 events

1. 2026-06-18
   days on market $245,000 Active 4 DOM
2. 2026-06-17
   days on market $245,000 Active 3 DOM
3. 2026-06-16
   days on market $245,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $245,000 Active 1 DOM
5. 2026-06-15
   days on market $245,000 Active 2 DOM
6. 2026-06-14
   remarks 630-char remark
7. 2026-06-14
   listed $245,000 Active 1 DOM

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,396/yr (+$116/mo · 142.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$13,724
• − Property taxes: −$980
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,127
• Taxable income: $2,093
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $5,527/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 — Bedford

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

Census & demographics

• Census place: Lambertville, MI
• 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

+2.1% since first listed

9 events — show timeline

• 2026-06-12 Listed $245,000 MiRealSource-MiMLS
• 2007-08-05 Listing Removed — REALCOMP
• 2007-08-05 Listing Removed — MiRealSource-MiMLS
• 2007-02-05 Listed $219,900 REALCOMP
• 2007-02-05 Listed $219,900 MiRealSource-MiMLS
• 2006-12-05 Listing Removed — MiRealSource-MiMLS
• 2006-12-05 Listing Removed — REALCOMP
• 2006-06-05 Listed $239,900 MiRealSource-MiMLS
• 2006-06-05 Listed $239,900 REALCOMP

Property tax history

-5.0%/yr

Latest (2025): $980 · -77.8% YoY. Source: county tax records.