10030 Lewis Ave · Bedford, MI 48182

$153,900

3 bd · 1.0 ba · 1,495 sqft · SingleFamily · 60 Days on market

Built 1895 0.87 ac lot $103/sqft · 41% below area Est $259k · 41% under

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Why this score? — see what drove the B 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

* * NO INTERIOR SHOWINGS * * Outstanding opportunity to own a classic home in the heart of Temperance! This solid 1950s residence offers the perfect blend of character and potential, featuring a spacious one-story layout that flows effortlessly from room to room. Highlights include a large detached two-car garage and a prime location on Lewis Ave with easy access to local amenities. Whether you are looking for a move-in ready footprint or a savvy investment, this Bedford Public Schools-area gem is a must-see! No interior access, occupied property. Do not disturb occupants. Trespassing is prohibited. Any inspections of this property is not allowed. This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties. First day to review offers is 4/26/26.

Key facts

• 0.87 acre lot
• 3 garage spots
• Built 1895

Tags

• SPACIOUS ONE-STORY LAYOUT
• LARGE DETACHED TWO-CAR GARAGE
• PRIME LOCATION ON LEWIS AVE
• BEDFORD PUBLIC SCHOOLS-AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $149k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $154k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,283 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1895 — 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: 1.23% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $258,954
• List price: $153,900
• Delta: -40.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
660 Pickard Rd	0.13mi	3/2.0	1,464 (-2%)	1mo	$305,000	$208	85
613 Pickard Rd	0.22mi	3/1.5	1,462 (-2%)	22mo	$321,000	$220	65
9643 Lewis Ave	0.46mi	3/1.0	1,464 (-2%)	22mo	$135,000	$92	57
9868 Pamela St	0.35mi	3/2.0	1,540 (+3%)	23mo	$244,000	$158	56
485 W Samaria Rd	0.75mi	3/1.0	1,376 (-8%)	13mo	$294,000	$214	41
1114 Valetta Dr	0.71mi	3/2.0	1,671 (+12%)	2mo	$275,000	$165	41
687 W Samaria Rd	0.70mi	3/2.0	1,656 (+11%)	17mo	$232,000	$140	31
671 W Samaria Rd	0.71mi	3/1.0	1,310 (-12%)	22mo	$212,000	$162	28

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $10,816
• Equity at exit: $22,947

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $55,315
• Equity at exit: $13,306

Cash invested: $43,092 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$807
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $562

Break-even live

Break-even rent $1,182

Max offer price $153,900

Occupancy floor 65%

Sensitivity live

Price	-10% $649	-5% $606	+0% $562	+5% $519	+10% $475
Rent	-10% $413	-5% $487	+0% $562	+5% $637	+10% $712
Rate	-1.0pp $640	-0.5pp $601	base $562	+0.5pp $522	+1.0pp $482

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   price $153,900 Active 60 DOM
2. 2026-06-18
   days on market $171,000 Active 60 DOM
3. 2026-06-17
   days on market $171,000 Active 59 DOM
4. 2026-06-16
   days on market $171,000 Active 58 DOM
5. 2026-06-15
   days on market $171,000 Active 57 DOM
6. 2026-06-14
   days on market $171,000 Active 55 DOM
7. 2026-06-10
   days on market $171,000 Active 52 DOM
8. 2026-06-09
   days on market $171,000 Active 51 DOM
9. 2026-06-08
   days on market $171,000 Active 50 DOM
10. 2026-06-07
    days on market $171,000 Active 49 DOM
11. 2026-06-03
    days on market $171,000 Active 45 DOM
12. 2026-06-02
    days on market $171,000 Active 44 DOM
13. 2026-06-01
    days on market $171,000 Active 43 DOM
14. 2026-05-31
    days on market $171,000 Active 42 DOM
15. 2026-05-30
    days on market $171,000 Active 41 DOM
16. 2026-04-17
    listed $190,000 Active 813-char remark

    Show marketing remark (813 chars)

    * * NO INTERIOR SHOWINGS * * Outstanding opportunity to own a classic home in the heart of Temperance! This solid 1950s residence offers the perfect blend of character and potential, featuring a spacious one-story layout that flows effortlessly from room to room. Highlights include a large detached two-car garage and a prime location on Lewis Ave with easy access to local amenities. Whether you are looking for a move-in ready footprint or a savvy investment, this Bedford Public Schools-area gem is a must-see! No interior access, occupied property. Do not disturb occupants. Trespassing is prohibited. Any inspections of this property is not allowed. This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties. First day to review offers is 4/26/26.

17. 2026-04-17
    listed $190,000 Active 813-char remark

    Show marketing remark (813 chars)

    * * NO INTERIOR SHOWINGS * * Outstanding opportunity to own a classic home in the heart of Temperance! This solid 1950s residence offers the perfect blend of character and potential, featuring a spacious one-story layout that flows effortlessly from room to room. Highlights include a large detached two-car garage and a prime location on Lewis Ave with easy access to local amenities. Whether you are looking for a move-in ready footprint or a savvy investment, this Bedford Public Schools-area gem is a must-see! No interior access, occupied property. Do not disturb occupants. Trespassing is prohibited. Any inspections of this property is not allowed. This property is being sold as-is, property is lender-owned and US Bank is making no representations or warranties. First day to review offers is 4/26/26.

18. 1991-09-23
    soldstatus $58,900
19. 1991-01-10
    soldstatus $47,000

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$809/yr (+$67/mo · 107.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,725
• − Mortgage interest: −$8,621
• − Property taxes: −$752
• − Insurance: −$770
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$4,477
• Taxable income: $4,469
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $5,673/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

+304.3% since first listed

4 events — show timeline

• 2026-04-17 Listed $190,000 MiRealSource-MiMLS
• 2026-04-17 Listed $190,000 REALCOMP
• 1991-09-23 Sold (Public Records) $58,900 Public Records
• 1991-01-10 Sold (Public Records) $47,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $752 · -79.9% YoY. Source: county tax records.