8898 Woodside Dr · Temperance, MI 48182

$174,900

3 bd · 1.0 ba · 912 sqft · SingleFamily · 50 Days on market

Built 1961 0.33 ac lot $192/sqft · at area comps Est $182k · at est. ↓ 3% since listing

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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 +24.7/30.0
• ARV discount +9.1/15.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

Key facts

• 0.33 acre lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#229 in MI) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 79 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (median comp): $181,513
• List price: $174,900
• Delta: -3.64%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 E Substation Rd	0.40mi	2/1.0 (-1)	882 (-3%)	16mo	$125,000	$142	58
665 King St	0.74mi	2/1.0 (-1)	800 (-12%)	23mo	$138,000	$173	21

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,252
• Equity at exit: $26,078

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $24,927
• Equity at exit: $15,122

Cash invested: $48,972 (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: 79
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $364

Break-even live

Break-even rent $1,303

Max offer price $174,900

Occupancy floor 74%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-14
   statusdays on market $174,900 Pending 50 DOM
2. 2026-06-10
   days on market $174,900 Active Under Contract 49 DOM
3. 2026-06-09
   days on market $174,900 Active Under Contract 48 DOM
4. 2026-06-08
   days on market $174,900 Active Under Contract 47 DOM
5. 2026-06-07
   days on market $174,900 Active Under Contract 46 DOM
6. 2026-06-03
   days on market $174,900 Active Under Contract 42 DOM
7. 2026-06-02
   days on market $174,900 Active Under Contract 41 DOM
8. 2026-06-01
   days on market $174,900 Active Under Contract 40 DOM
9. 2026-05-31
   days on market $174,900 Active Under Contract 39 DOM
10. 2026-05-30
    days on market $174,900 Active Under Contract 38 DOM
11. 2026-05-12
    historical Active Under Contract 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

12. 2026-05-12
    historical Keep Showing-Contgcy Appl 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

13. 2026-05-12
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

14. 2026-05-06
    status Active 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

15. 2026-05-06
    status Active 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

16. 2026-05-04
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

17. 2026-05-04
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

18. 2026-04-25
    price $174,900 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

19. 2026-04-24
    price $174,900 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

20. 2026-04-20
    listed $179,900 Active 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

21. 2026-04-20
    listed $179,900 Active 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

22. 2026-04-17
    historical $179,900 293-char remark

    Show marketing remark (293 chars)

    Don't miss your opportunity to make this 3-bedroom ranch your home. Main floor laundry, no steps to deal with. Enjoy cooking in your kitchen with newer appliances. Garage and shed for additional storage. Bring your personal touches to make this your new home!!!!!! Septic inspection 05-06-2026

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$1,111/yr (+$93/mo · 235.9%)

ⓘ 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: $21,162
• − Mortgage interest: −$9,797
• − Property taxes: −$471
• − Insurance: −$874
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$5,088
• Taxable income: $1,545
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,995/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 — Temperance

• Score: 72/100
• State rank: #229
• US rank: #5788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe · 31,363 people
• City population: 20,705
• 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

-2.8% since first listed

12 events — show timeline

• 2026-05-12 Contingent — REALCOMP
• 2026-05-12 Contingent — MiRealSource-MiMLS
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-25 Price Changed $174,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $174,900 REALCOMP
• 2026-04-20 Listed $179,900 REALCOMP
• 2026-04-20 Listed $179,900 MiRealSource-MiMLS
• 2026-04-17 Coming Soon $179,900 MiRealSource-MiMLS

Property tax history

-4.2%/yr

Latest (2025): $471 · -59.1% YoY. Source: county tax records.