2722 Beacon Hl · Ann Arbor, MI 48104

$200,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 7 Days on market

Built 1958 7,405 sqft lot Est $356k · 44% under

---

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 +19.0/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Livability +4.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity in Kensington Farms neighborhood, just a couple of blocks from Allen Elementary. Solid 3 bedroom, 1 bath classic ranch. The home has all of its original 1958 charm still intact and is ready for its new chapter. Detached garage needs a new roof, but seems structurally ok otherwise. Wonderful lot size is a bonus! This is a great opportunity to get into a fabulous neighborhood well below market value. The home is being sold as is and is exempt from seller's disclosure. BATVAI

Key facts

• Original 1958 charm
• Lot size
• Detached garage

Tags

• KENSINGTON FARMS NEIGHBORHOOD
• ORIGINAL 1958 CHARM
• DETACHED GARAGE
• LOT SIZE
• FABULOUS NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage; 1.5 garage spaces
• Utilities: Public water; Natural gas water heater
• Home design: Ranch-style single family home; One story
• Construction: Built in 1958; Brick and wood siding exterior; Shingle roof
• Exterior features: Paved road access; Lot of approximately 0.17 acres

Interior

• Kitchen: Kitchen (9 x 8); Disposal
• Bedrooms: Primary bedroom (13 x 12); Bedroom 2 (9 x 10); Bedroom 3 (10 x 11)
• Bathrooms: 1 full bathroom (7 x 6)
• Heating & cooling: Forced air heating; Cooling present
• Interior features: 7 total rooms; Storm windows and window screens; Slab foundation basement
• Laundry & utility: Laundry room (8 x 10); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.6% vs local median 2.5% in Ann Arbor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 88/100 on livability (#10 in MI, #155 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D.
• Ann Arbor Public Schools (urban): math 71% / reading 81% proficiency, ranked #6 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+1.3%/yr); 149 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $53k; list at $200k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1958 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $355,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 Canterbury Rd	0.09mi	3/1.0	990 (+0%)	4mo	$357,500	$361	92
2731 Canterbury Rd	0.07mi	3/1.0	990 (+0%)	6mo	$235,000	$237	91
2831 Canterbury Rd	0.13mi	3/1.0	990 (+0%)	6mo	$384,000	$388	88
2529 Hampshire Rd	0.16mi	2/1.0 (-1)	986 (0%)	0mo	$332,000	$337	87
3159 Edgewood Dr	0.37mi	3/1.0	960 (-3%)	1mo	$362,260	$377	78
2723 Radcliffe Ave	0.24mi	3/2.0	1,062 (+8%)	3mo	$383,000	$361	69
2753 Cumberland Ave	0.06mi	3/1.0	1,093 (+11%)	12mo	$385,000	$352	69
3195 Nordman Rd	0.60mi	3/1.0	988 (+0%)	11mo	$320,000	$324	62
2672 Maplewood Ave	0.37mi	3/1.0	901 (-9%)	8mo	$349,000	$387	62
3141 Mc Comb St	0.55mi	3/1.0	1,044 (+6%)	3mo	$310,000	$297	62
2562 Fernwood Ave	0.52mi	3/1.0	1,133 (+15%)	8mo	$329,000	$290	44
2650 Kimberley Rd	0.65mi	2/1.0 (-1)	864 (-12%)	2mo	$380,000	$440	42

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-22,497
• Equity at exit: $29,821

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-16,064
• Equity at exit: $17,292

Cash invested: $56,000 (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 48104

• Rents YoY: 1.3%
• Active inventory: 149
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $210

Break-even live

Break-even rent $1,795

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 S Huron Pkwy #2 Ann Arbor, MI	2.0	2.0	1053	$2,100	$1.99	43d	1	0.49mi
2221 S Huron Pkwy #4 Ann Arbor, MI	2.0	2.0	1053	$2,000	$1.90	13d	1	0.51mi
2716 Packard St Ann Arbor, MI	1.0–2.0	1.0	862	$1,350	$1.57	43d	1	0.71mi
2001 Huron Pkwy Ann Arbor, MI	1.0–2.0	1.0	688	$1,700	$2.47	21d	24	0.71mi
2021 Medford Rd Ann Arbor, MI	1.0–3.0	1.0–2.0	937	$1,760	$1.88	21d	5	0.73mi
2511 Packard St Ann Arbor, MI	2.0–3.0	2.0	1200	$2,539	$2.12	13d	7	0.82mi
2315 Packard St Ann Arbor, MI	2.0	1.0	848	$1,500	$1.77	13d	1	1.02mi
1533 Pine Valley Blvd Ann Arbor, MI	1.0–2.0	1.0–1.5	827	$1,725	$2.09	43d	1	1.02mi
2315 Packard St Ann Arbor, MI	2.0	1.0	869	$1,500	$1.73	43d	2	1.03mi
3032 Forest Creek Ct Ann Arbor, MI	2.0	2.0	966	$1,750	$1.81	43d	1	1.07mi
2572 Carpenter Rd Ann Arbor, MI	1.0–2.0	1.0	786	$1,799	$2.29	21d	9	1.17mi
2960 Birch Hollow Dr Ann Arbor, MI	1.0–2.0	1.0	718	$1,299	$1.81	13d	3	1.26mi
3510 Pheasant Run Cir Ann Arbor, MI	1.0–2.0	1.0	825	$1,405	$1.70	13d	10	1.29mi
3510 Pheasant Run Cir Ann Arbor, MI	1.0–2.0	1.0	825	$1,445	$1.75	43d	13	1.29mi

Listing history 9 events

1. 2026-06-03
   status $200,000 Pending 7 DOM
2. 2026-06-02
   days on market $200,000 Active 7 DOM
3. 2026-06-01
   days on market $200,000 Active 6 DOM
4. 2026-05-31
   days on market $200,000 Active 5 DOM
5. 2026-05-30
   days on market $200,000 Active 4 DOM
6. 2026-05-26
   listed $200,000 Active 494-char remark

   Show marketing remark (494 chars)

   Rare opportunity in Kensington Farms neighborhood, just a couple of blocks from Allen Elementary. Solid 3 bedroom, 1 bath classic ranch. The home has all of its original 1958 charm still intact and is ready for its new chapter. Detached garage needs a new roof, but seems structurally ok otherwise. Wonderful lot size is a bonus! This is a great opportunity to get into a fabulous neighborhood well below market value. The home is being sold as is and is exempt from seller's disclosure. BATVAI

7. 2026-05-26
   listed $200,000 Active

   Show marketing remark (494 chars)

   Rare opportunity in Kensington Farms neighborhood, just a couple of blocks from Allen Elementary. Solid 3 bedroom, 1 bath classic ranch. The home has all of its original 1958 charm still intact and is ready for its new chapter. Detached garage needs a new roof, but seems structurally ok otherwise. Wonderful lot size is a bonus! This is a great opportunity to get into a fabulous neighborhood well below market value. The home is being sold as is and is exempt from seller's disclosure. BATVAI

8. 2026-05-26
   listed $200,000 Active 494-char remark

   Show marketing remark (494 chars)

   Rare opportunity in Kensington Farms neighborhood, just a couple of blocks from Allen Elementary. Solid 3 bedroom, 1 bath classic ranch. The home has all of its original 1958 charm still intact and is ready for its new chapter. Detached garage needs a new roof, but seems structurally ok otherwise. Wonderful lot size is a bonus! This is a great opportunity to get into a fabulous neighborhood well below market value. The home is being sold as is and is exempt from seller's disclosure. BATVAI

9. 1987-01-01
   soldstatus $53,000

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,730
• − Mortgage interest: −$11,203
• − Property taxes: −$3,433
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$5,818
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,682/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: Ann Arbor Public Schools
• NCES district ID: 2602820
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 81% ▲ 11.00%
• Median HH income: $60,768
• Composite: 65.34/100
• National rank: #487
• State rank: #6 of 540 in MI

Livability — Ann Arbor

• Score: 88/100
• State rank: #10
• US rank: #155

Category grades

Amenities A+ Commute A+ Cost of living D Crime C Employment A+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ann Arbor, MI
• County: Washtenaw County · 306,860 people
• City population: 163,747
• Metro: Ann Arbor, MI
• Population (ZIP): 43,979
• Household income: $64,231
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 5044.0

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 12% Two or more races 6% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 83% English-only · Chinese 4% Other Indo-European 3% Spanish 3%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -489.48%
• Current HPI: 246.6752
• Rent YoY: ▲ 1.28%
• Metro: Ann Arbor, MI
• 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

+277.4% since first listed

4 events — show timeline

• 2026-05-26 Listed $200,000 REALCOMP
• 2026-05-26 Listed $200,000 MiRealSource-MiMLS
• 2026-05-26 Listed $200,000 SW Michigan MLS
• 1987-01-01 Sold (Public Records) $53,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,433 · -12.1% YoY. Source: county tax records.