8940 Woodside Dr · Bedford, MI 48182

$275,000

4 bd · 2.0 ba · 1,746 sqft · SingleFamily · 2 Days on market

Built 1965 0.37 ac lot Est $281k · at est.

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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 +15.6/30.0
• ARV discount +8.5/15.0
• DSCR +4.8/10.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 4-bedroom, 2 full bath brick ranch in the desirable Bedford School District! Situated on a quarter-acre lot, this property offers a fully fenced backyard perfect for pets, play, and outdoor entertaining. ; As well as, two outbuildings providing plenty of storage. Inside, you'll find flawless hardwood floors throughout and a spacious family room featuring a cozy wood-burning fireplace. The 1-car attached garage provides convenience and additional storage. Buy with confidence knowing the home has a newer roof. With its solid construction, thoughtful maintenance, and comfortable layout, this home is move-in ready and waiting for its next owner!

Key facts

• Newer roof
• Two outbuildings
• Hardwood floors

Tags

• FULLY FENCED BACKYARD
• TWO OUTBUILDINGS
• HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• NEWER ROOF

Property features AI

Finance

• HOA & community: Property is part of a homeowners association

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Private well water; Septic tank sewer
• Home design: One-level single-family residence; Brick exterior
• Construction: Brick construction
• Exterior features: No pool; Lot approximately 100 x 160 (0.37 acres); Located in the Ridgewood Addition subdivision; near W. Temperance Rd. and Marengo Dr.

Interior

• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Wood-burning fireplace in the family room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $221k (19.8% below list).
• Recommended offer: $221k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Douglas Road Elementary School (math 37% / reading 47%, grade F, #547 of 1,397 statewide, top 41%, 575 students, 32% FRL); Bedford Junior High School (math 30% / reading 52%, grade F, #195 of 493 statewide, top 41%, 911 students, 29% FRL); Bedford Senior High School (math 38% / reading 64%, grade D+, #142 of 713 statewide, top 20%, 1,294 students, 27% FRL).
• Market conditions: 82 active listings in the ZIP; solid renter incomes; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $148k; list at $275k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $220,632 (19.8% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $281,106
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8872 Woodside Dr	0.13mi	3/1.0 (-1)	1,888 (+8%)	1mo	$239,900	$127	70
8650 Mary Meadows Dr	0.46mi	3/2.0 (-1)	1,792 (+3%)	11mo	$400,000	$223	60
9161 Cedar Ridge Ln	0.61mi	4/2.0	1,902 (+9%)	4mo	$307,000	$161	54

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-37,389
• Equity at exit: $41,003

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-23,692
• Equity at exit: $23,777

Cash invested: $77,000 (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 48182

• Active inventory: 82
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $115

Break-even live

Break-even rent $2,061

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $270	-5% $193	+0% $115	+5% $37	+10% $-41
Rent	-10% $-60	-5% $28	+0% $115	+5% $202	+10% $289
Rate	-1.0pp $253	-0.5pp $185	base $115	+0.5pp $43	+1.0pp $-29

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   status $275,000 Pending 2 DOM
2. 2026-06-18
   days on market $275,000 Active 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $275,000 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: $859 · $72/mo
• Projected year-2 tax: $2,547 · $212/mo
• Expected delta: +$1,688/yr (+$141/mo · 196.6%)

ⓘ 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 ≥100°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: $26,476
• − Mortgage interest: −$15,404
• − Property taxes: −$859
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$8,000
• Taxable loss: −$3,398
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $2,192/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

• County: Monroe · 31,363 people
• Metro: Monroe, MI
• Population (ZIP): 20,705
• Household income: $83,155
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 12.7

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 14% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -140.99%
• Current HPI: 158.2484
• 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

+72.0% since first listed

7 events — show timeline

• 2026-06-16 Listed $275,000 REALCOMP
• 2026-06-16 Listed $275,000 MiRealSource-MiMLS
• 2005-12-13 Sold (Public Records) $148,500 Public Records
• 2005-11-28 Sold (MLS) $148,500 REALCOMP
• 2005-11-28 Sold (MLS) $148,500 MiRealSource-MiMLS
• 2005-05-06 Listed $159,900 REALCOMP
• 2005-05-06 Listed $159,900 MiRealSource-MiMLS

Property tax history

-3.4%/yr

Latest (2025): $859 · -58.2% YoY. Source: county tax records.