7252 Douglas Rd · Bedford, MI 48144

$239,999

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 41 Days on market

Built 1940 0.56 ac lot $133/sqft · 11% below area Est $268k · 11% 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 +26.1/30.0
• ARV discount +12.3/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• 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 MLS

This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

Key facts

• Quartz countertops
• Modern kitchen
• Waterfall island

Tags

• REMODELED TRI-LEVEL HOME
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• WATERFALL ISLAND
• OPEN-CONCEPT LAYOUT
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: 29 active listings in the ZIP; 2 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

• It's been on market 41 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $240k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $232,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1940 — 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: 1.07% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $268,328
• List price: $239,999
• Delta: -10.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7104 Stockport Dr	0.46mi	3/1.5	1,798 (-0%)	8mo	$261,000	$145	70
7346 Silo Meadows Dr	0.28mi	3/2.5	1,644 (-9%)	3mo	$330,000	$201	68
2219 Camden Ln	0.56mi	3/2.0	1,802 (+0%)	8mo	$358,000	$199	68
2863 Wiltshire Dr	0.44mi	3/2.5	1,874 (+4%)	6mo	$283,500	$151	66
2049 W Sterns Rd	0.57mi	3/3.0	1,802 (+0%)	8mo	$300,000	$166	63
7334 Sun Valley Ct	0.41mi	4/2.0 (+1)	1,940 (+8%)	0mo	$370,000	$191	63
2246 Camden Lane Dr	0.51mi	3/2.0	1,952 (+8%)	3mo	$339,900	$174	60
7088 Wiltshire Dr	0.40mi	4/2.5 (+1)	1,917 (+6%)	10mo	$240,000	$125	55
1944 W Sterns Rd	0.71mi	3/2.0	1,946 (+8%)	3mo	$245,600	$126	51
6913 Lexington Pl	0.60mi	3/2.0	1,642 (-9%)	8mo	$325,000	$198	51
6962 Stockport Dr	0.53mi	3/1.5	1,633 (-9%)	8mo	$298,250	$183	50
7336 Kenilworth Dr	0.48mi	4/1.5 (+1)	1,533 (-15%)	3mo	$223,500	$146	44

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-281
• Equity at exit: $35,785

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $49,163
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $608

Break-even live

Break-even rent $1,791

Max offer price $239,999

Occupancy floor 71%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3055 W Sterns Rd Lambertville, MI	3.0	2.0	2470	$2,595	$1.05	21d	1	0.74mi
7076 Middlebury Dr Lambertville, MI	3.0	2.0	1248	$2,495	$2.00	13d	1	1.37mi

Listing history 35 events

1. 2026-06-19
   status $239,999 Pending 41 DOM
2. 2026-06-18
   days on market $239,999 Active 41 DOM
3. 2026-06-17
   days on market $239,999 Active 40 DOM
4. 2026-06-16
   statusdays on market $239,999 Active 39 DOM
5. 2026-05-16
   price $239,999 726-char remark

   Show marketing remark (715 chars)

   This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that's ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air-all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

6. 2026-05-16
   price $239,999 715-char remark

   Show marketing remark (715 chars)

   This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that's ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air-all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

7. 2026-05-12
   price $249,999 726-char remark

   Show marketing remark (726 chars)

   This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

8. 2026-05-11
   price $249,999 715-char remark

   Show marketing remark (715 chars)

   This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that's ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air-all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

9. 2026-05-01
   status Active 715-char remark

   Show marketing remark (726 chars)

   This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

10. 2026-05-01
    status Back on Market 726-char remark

    Show marketing remark (726 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

11. 2026-04-25
    status Pending 715-char remark

    Show marketing remark (726 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

12. 2026-04-25
    status Pending 726-char remark

    Show marketing remark (726 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

13. 2026-04-20
    price $259,999 726-char remark

    Show marketing remark (715 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that's ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air-all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

14. 2026-04-20
    price $259,999 715-char remark

    Show marketing remark (715 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that's ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air-all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

15. 2026-04-12
    listed $275,000 Active 715-char remark

    Show marketing remark (726 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

16. 2026-04-12
    listed $275,000 Active 726-char remark

    Show marketing remark (726 chars)

    This beautifully remodeled tri-level home in Lambertville sits on two combined lots totaling over ½ acre, offering plenty of space to relax and entertain. The modern kitchen features exquisite quartz countertops and a striking waterfall island, perfect for culinary creations or casual gatherings. Enjoy the open-concept layout and a spacious family room that’s ideal for entertaining or cozying up for a quiet evening. Recent upgrades include a 200 AMP electrical service, new furnace, and central air—all less than a year old, providing peace of mind and modern comfort. Perfectly located, this home offers the charm of Lambertville with room to spread out and enjoy the property. Agent related to seller.

17. 2021-08-10
    soldstatus $139,000
18. 2021-08-05
    soldstatus $139,000 Sold
19. 2021-08-05
    soldstatus $139,000 Closed
20. 2021-07-06
    status Pending
21. 2021-07-06
    status Pending
22. 2021-06-29
    listed $139,900 Active
23. 2021-06-29
    listed $139,900 Active
24. 2016-05-09
    soldstatus $30,000 Sold
25. 2016-05-09
    soldstatus $30,000 Closed
26. 2016-04-07
    status Pending
27. 2016-04-07
    historical
28. 2016-04-05
    status Active
29. 2016-03-30
    status Pending
30. 2016-03-12
    price $47,385
31. 2016-02-12
    price $52,650
32. 2016-01-12
    price $58,500
33. 2016-01-07
    listed $65,000 Active
34. 2015-11-30
    listed $47,385
35. 2004-06-09
    soldstatus $83,333

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $2,188 · $182/mo
• Expected delta: +$1,508/yr (+$126/mo · 221.8%)

ⓘ 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: $30,732
• − Mortgage interest: −$13,444
• − Property taxes: −$680
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$6,982
• Taxable income: $3,509
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $6,453/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

+188.0% since first listed

31 events — show timeline

• 2026-05-16 Price Changed $239,999 MiRealSource-MiMLS
• 2026-05-16 Price Changed $239,999 REALCOMP
• 2026-05-12 Price Changed $249,999 MiRealSource-MiMLS
• 2026-05-11 Price Changed $249,999 REALCOMP
• 2026-05-01 Relisted — REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-20 Price Changed $259,999 MiRealSource-MiMLS
• 2026-04-20 Price Changed $259,999 REALCOMP
• 2026-04-12 Listed $275,000 REALCOMP
• 2026-04-12 Listed $275,000 MiRealSource-MiMLS
• 2021-08-10 Sold (Public Records) $139,000 Public Records
• 2021-08-05 Sold (MLS) $139,000 MiRealSource-MiMLS
• 2021-08-05 Sold (MLS) $139,000 REALCOMP
• 2021-07-06 Pending — REALCOMP
• 2021-07-06 Pending — MiRealSource-MiMLS
• 2021-06-29 Listed $139,900 MiRealSource-MiMLS
• 2021-06-29 Listed $139,900 REALCOMP
• 2016-05-09 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2016-05-09 Sold (MLS) $30,000 REALCOMP
• 2016-04-07 Pending — MiRealSource-MiMLS
• 2016-04-07 Listing Removed — REALCOMP
• 2016-04-05 Relisted — MiRealSource-MiMLS
• 2016-03-30 Pending — MiRealSource-MiMLS
• 2016-03-12 Price Changed $47,385 MiRealSource-MiMLS
• 2016-02-12 Price Changed $52,650 MiRealSource-MiMLS
• 2016-01-12 Price Changed $58,500 MiRealSource-MiMLS
• 2016-01-07 Listed $65,000 MiRealSource-MiMLS
• 2015-11-30 Listed $47,385 REALCOMP
• 2004-06-09 Sold (Public Records) $83,333 Public Records

Property tax history

-6.3%/yr

Latest (2025): $680 · -57.6% YoY. Source: county tax records.