172 Champlain Blvd · Howell, MI 48843

$375,000

3 bd · 3.5 ba · 1,629 sqft · Condo public records · 10 Days on market

Built 2003 $145/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What if you could have it all? Welcome to 172 Champlain - an impeccably cared-for 4-bedroom, 3.5-bathroom colonial in the popular Hometown Village neighborhood, perfectly situated in a vibrant community, complete with a community pool and new playground! Step inside to find a light-filled interior with high ceilings, a cozy fireplace and plenty of entertaining space. Much of the home has been freshly painted in a soft, contemporary palette, accented by stylishly updated lighting fixtures that add a touch of modern elegance to every room. No need to worry about the big projects, this home offers a new roof, new AC and HWH, and new trim. Not fond of the hassle of carpeting? This home features durable flooring throughout with no carpets to clean, making it as practical as it is beautiful. Upstairs three generous-sized bedrooms offer flexibility for all your needs. The fourth bedroom and full bath in the basement make a great home office or guest suite. Along with the spacious rec room and several daylight windows, there is additional finished space in the basement for fun, gathering and hanging out. Outside, enjoy coffee on your covered porch, grilling on the spacious deck or take in a sunny day on the beautiful, shaded wood patio under the deck, while surrounded by colorful perennials and garden beds for your annuals. This home features one of the largest yards in the neighborhood, with room for a playscape and other fun activities. Why drive to the pool and park when they are within easy walking distance! Plus, join your neighbors for the annual Summer Fest, with games, food trucks and a bounce house! Just minutes from trendy downtown Howell, dining, shopping and I-96 for commuting. Make it your next home!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with $145 monthly fee; HOA includes grounds maintenance, snow removal, and trash

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces side)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Covered patio/porch; Deck; Porch; Community pool; Clubhouse; Sidewalks; Paved private road; private maintained road; Lot dimensions: 52 x 110 x 82 x 109

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing refrigerator; Microwave; Gas water heater
• Bedrooms: Total rooms: 10
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: High-speed internet; Smart thermostat; Gas fireplace in the living room; Finished daylight walk-out basement with walk-out access
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (25.7% below list).
• Recommended offer: $279k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Howell — 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 78/100 on livability (#107 in MI, #2,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 340 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 14y 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 $250k; list at $375k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $278,638 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-80,792
• Equity at exit: $55,914

10-year hold

• IRR: -16.4%
• Equity multiple: 0.08×
• Total profit: $-96,152
• Equity at exit: $32,423

Cash invested: $105,000 (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 48843

• Active inventory: 340
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$156
• HOA: −$145
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-314

Break-even live

Break-even rent $3,184

Max offer price $319,467

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Steelwood Dr Howell, MI	4.0	2.5	2218	$3,200	$1.44	18d	1	0.36mi
2132 Shale Dr Unit 84 Howell, MI	4.0	2.5	2218	$3,200	$1.44	18d	1	0.42mi
2147 Shale Dr Unit 82HOMESITE 82 Howell, MI	4.0	2.5	2218	$3,200	$1.44	18d	1	0.45mi
67 Percy Dr Unit 1 Howell, MI	2.0	2.0	1200	$2,095	$1.75	44d	1	0.69mi
1043 Kenny Brook Ln Howell, MI	4.0	2.5	1830	$2,295	$1.25	2d	1	0.94mi
684 Glenlivet St Howell, MI	3.0	3.5	1812	$2,500	$1.38	24d	1	1.47mi

HOA detail condo

• Monthly dues: $145 · $1,740/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-02
   status $375,000 Pending 10 DOM
2. 2026-06-01
   days on market $375,000 Active 10 DOM
3. 2026-05-31
   days on market $375,000 Active 9 DOM
4. 2026-05-23
   listed $375,000 Active

   Show marketing remark (1734 chars)

   What if you could have it all? Welcome to 172 Champlain - an impeccably cared-for 4-bedroom, 3.5-bathroom colonial in the popular Hometown Village neighborhood, perfectly situated in a vibrant community, complete with a community pool and new playground! Step inside to find a light-filled interior with high ceilings, a cozy fireplace and plenty of entertaining space. Much of the home has been freshly painted in a soft, contemporary palette, accented by stylishly updated lighting fixtures that add a touch of modern elegance to every room. No need to worry about the big projects, this home offers a new roof, new AC and HWH, and new trim. Not fond of the hassle of carpeting? This home features durable flooring throughout with no carpets to clean, making it as practical as it is beautiful. Upstairs three generous-sized bedrooms offer flexibility for all your needs. The fourth bedroom and full bath in the basement make a great home office or guest suite. Along with the spacious rec room and several daylight windows, there is additional finished space in the basement for fun, gathering and hanging out. Outside, enjoy coffee on your covered porch, grilling on the spacious deck or take in a sunny day on the beautiful, shaded wood patio under the deck, while surrounded by colorful perennials and garden beds for your annuals. This home features one of the largest yards in the neighborhood, with room for a playscape and other fun activities. Why drive to the pool and park when they are within easy walking distance! Plus, join your neighbors for the annual Summer Fest, with games, food trucks and a bounce house! Just minutes from trendy downtown Howell, dining, shopping and I-96 for commuting. Make it your next home!

5. 2026-05-23
   listed $375,000 Active 1734-char remark

   Show marketing remark (1734 chars)

   What if you could have it all? Welcome to 172 Champlain - an impeccably cared-for 4-bedroom, 3.5-bathroom colonial in the popular Hometown Village neighborhood, perfectly situated in a vibrant community, complete with a community pool and new playground! Step inside to find a light-filled interior with high ceilings, a cozy fireplace and plenty of entertaining space. Much of the home has been freshly painted in a soft, contemporary palette, accented by stylishly updated lighting fixtures that add a touch of modern elegance to every room. No need to worry about the big projects, this home offers a new roof, new AC and HWH, and new trim. Not fond of the hassle of carpeting? This home features durable flooring throughout with no carpets to clean, making it as practical as it is beautiful. Upstairs three generous-sized bedrooms offer flexibility for all your needs. The fourth bedroom and full bath in the basement make a great home office or guest suite. Along with the spacious rec room and several daylight windows, there is additional finished space in the basement for fun, gathering and hanging out. Outside, enjoy coffee on your covered porch, grilling on the spacious deck or take in a sunny day on the beautiful, shaded wood patio under the deck, while surrounded by colorful perennials and garden beds for your annuals. This home features one of the largest yards in the neighborhood, with room for a playscape and other fun activities. Why drive to the pool and park when they are within easy walking distance! Plus, join your neighbors for the annual Summer Fest, with games, food trucks and a bounce house! Just minutes from trendy downtown Howell, dining, shopping and I-96 for commuting. Make it your next home!

6. 2026-05-21
   historical $375,000 1734-char remark

   Show marketing remark (1734 chars)

   What if you could have it all? Welcome to 172 Champlain - an impeccably cared-for 4-bedroom, 3.5-bathroom colonial in the popular Hometown Village neighborhood, perfectly situated in a vibrant community, complete with a community pool and new playground! Step inside to find a light-filled interior with high ceilings, a cozy fireplace and plenty of entertaining space. Much of the home has been freshly painted in a soft, contemporary palette, accented by stylishly updated lighting fixtures that add a touch of modern elegance to every room. No need to worry about the big projects, this home offers a new roof, new AC and HWH, and new trim. Not fond of the hassle of carpeting? This home features durable flooring throughout with no carpets to clean, making it as practical as it is beautiful. Upstairs three generous-sized bedrooms offer flexibility for all your needs. The fourth bedroom and full bath in the basement make a great home office or guest suite. Along with the spacious rec room and several daylight windows, there is additional finished space in the basement for fun, gathering and hanging out. Outside, enjoy coffee on your covered porch, grilling on the spacious deck or take in a sunny day on the beautiful, shaded wood patio under the deck, while surrounded by colorful perennials and garden beds for your annuals. This home features one of the largest yards in the neighborhood, with room for a playscape and other fun activities. Why drive to the pool and park when they are within easy walking distance! Plus, join your neighbors for the annual Summer Fest, with games, food trucks and a bounce house! Just minutes from trendy downtown Howell, dining, shopping and I-96 for commuting. Make it your next home!

7. 2020-05-07
   soldstatus $250,000
8. 2020-05-01
   soldstatus $250,000 Sold 1010-char remark

   Show marketing remark (1010 chars)

   NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

9. 2020-05-01
   soldstatus $250,000 Closed

   Show marketing remark (1010 chars)

   NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

10. 2020-03-22
    status Pending

    Show marketing remark (1010 chars)

    NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

11. 2020-03-22
    status Pending 1010-char remark

    Show marketing remark (1010 chars)

    NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

12. 2020-03-05
    price $250,000

    Show marketing remark (1010 chars)

    NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

13. 2020-03-05
    price $250,000 1010-char remark

    Show marketing remark (1010 chars)

    NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

14. 2020-02-28
    listed $260,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

15. 2020-02-28
    listed $260,000 Active

    Show marketing remark (1010 chars)

    NEW BUYER FRIENDLY PRICE!~GREAT OPPORTUNITY AWAITS IN THE DESIRABLE HOMETOWN VILLAGE COMMUNITY!!!~THIS MOVE IN READY 2 STORY COLONIAL BOASTS 4 BDRM'S, 3 1/2 BATHS AND NEW LUXURY VINYL PLANK FLOORING THROUGHOUT MOST OF THE HOME. ~YOU'LL LOVE THE GREAT ROOM FEATURING BUILT IN SHELVING, GAS FIREPLACE AND MULTIPLE WINDOWS FOR NATURAL LIGHTING!~THE DELIGHTFUL KITCHEN OFFERS LOTS OF CABINETS FOR STORAGE, A CENTER ISLAND, BEAUTIFUL COMPOSITE WOOD FLOORING, S/S APPLIANCES AND EAT-IN BREAKFAST NOOK WITH DOOR-WALL LEADING TO DECK. ~THE SPACIOUS MASTER SUITE OFFERS A PRIVATE BATH AND AMPLE SIZE WALK IN CLOSET. ~ENJOY ENTERTAINING THOSE LARGER CROWDS IN THE BEAUTIFULLY FINISHED L/L DAYLIGHT BASEMENT!~UPDATES INCLUDE LUXURY VINYL FLOORING, LIGHT FIXTURES, INTERIOR DOOR HARDWARE, BRAND NEW DISHWASHER, INTERIOR PAINT AND NEWER WASHER/DRYER. ~COMMUNITY AMENITIES INCLUDE: CLUBHOUSE WITH FITNESS CENTER, POOL, PARK, SOCCER FIELD, BASKETBALL COURT & WALKING TRAILS!~BUYERS AND BUYERS AGENTS TO VERIFY ALL INFO!

16. 2017-10-18
    soldstatus $230,000
17. 2017-10-11
    soldstatus $230,000 Sold
18. 2017-10-11
    soldstatus $230,000 Closed
19. 2017-09-07
    status Pending
20. 2017-09-07
    status Pending
21. 2017-08-30
    price $235,000
22. 2017-08-29
    price $235,000
23. 2017-07-06
    price $245,000
24. 2017-07-05
    price $245,000
25. 2017-06-15
    price $253,500
26. 2017-06-15
    price $253,500
27. 2017-06-12
    listed $257,500 Active
28. 2017-06-08
    listed $257,500 Active
29. 2012-08-09
    soldstatus $147,500
30. 2012-07-22
    soldstatus $147,500
31. 2012-07-22
    soldstatus $147,500
32. 2012-06-28
    historical
33. 2012-06-28
    historical
34. 2012-06-28
    soldstatus $147,500
35. 2012-06-28
    soldstatus $147,500
36. 2012-06-28
    soldstatus $147,500
37. 2012-05-15
    historical
38. 2012-05-15
    historical
39. 2012-05-10
    listed $145,000
40. 2012-05-10
    listed $145,000
41. 2012-05-09
    listed $145,000
42. 2012-05-09
    listed $145,000
43. 2012-05-09
    listed $145,000

ⓘ 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: $2,974 · $248/mo
• Projected year-2 tax: $4,374 · $365/mo
• Expected delta: +$1,401/yr (+$117/mo · 47.1%)

ⓘ 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 2/10 Low 7 d/yr ≥96°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: $33,437
• − Mortgage interest: −$21,006
• − Property taxes: −$2,974
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − HOA: −$1,740
• − Depreciation: −$10,909
• Taxable loss: −$10,417
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $-1,272/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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Howell

• Score: 78/100
• State rank: #107
• US rank: #2598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston County · 121,626 people
• City population: 48,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -326.17%
• Current HPI: 180.5058
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+158.6% since first listed

40 events — show timeline

• 2026-05-23 Listed $375,000 REALCOMP
• 2026-05-23 Listed $375,000 MiRealSource-MiMLS
• 2026-05-21 Coming Soon $375,000 MiRealSource-MiMLS
• 2020-05-07 Sold (Public Records) $250,000 Public Records
• 2020-05-01 Sold (MLS) $250,000 MiRealSource-MiMLS
• 2020-05-01 Sold (MLS) $250,000 REALCOMP
• 2020-03-22 Pending — MiRealSource-MiMLS
• 2020-03-22 Pending — REALCOMP
• 2020-03-05 Price Changed $250,000 MiRealSource-MiMLS
• 2020-03-05 Price Changed $250,000 REALCOMP
• 2020-02-28 Listed $260,000 MiRealSource-MiMLS
• 2020-02-28 Listed $260,000 REALCOMP
• 2017-10-18 Sold (Public Records) $230,000 Public Records
• 2017-10-11 Sold (MLS) $230,000 MiRealSource-MiMLS
• 2017-10-11 Sold (MLS) $230,000 REALCOMP
• 2017-09-07 Pending — MiRealSource-MiMLS
• 2017-09-07 Pending — REALCOMP
• 2017-08-30 Price Changed $235,000 MiRealSource-MiMLS
• 2017-08-29 Price Changed $235,000 REALCOMP
• 2017-07-06 Price Changed $245,000 MiRealSource-MiMLS
• 2017-07-05 Price Changed $245,000 REALCOMP
• 2017-06-15 Price Changed $253,500 MiRealSource-MiMLS
• 2017-06-15 Price Changed $253,500 REALCOMP
• 2017-06-12 Listed $257,500 MiRealSource-MiMLS
• 2017-06-08 Listed $257,500 REALCOMP
• 2012-08-09 Sold (Public Records) $147,500 Public Records
• 2012-07-22 Sold (MLS) $147,500 MiRealSource-MiMLS
• 2012-07-22 Sold (MLS) $147,500 REALCOMP
• 2012-06-28 Sold (MLS) $147,500 MiRealSource-MiMLS
• 2012-06-28 Sold (MLS) $147,500 AAMLS
• 2012-06-28 Sold (MLS) $147,500 SW Michigan MLS
• 2012-06-28 Listing Removed — MiRealSource-MiMLS
• 2012-06-28 Listing Removed — REALCOMP
• 2012-05-15 Listing Removed — MiRealSource-MiMLS
• 2012-05-15 Delisted — AAMLS
• 2012-05-10 Listed $145,000 MiRealSource-MiMLS
• 2012-05-10 Listed $145,000 REALCOMP
• 2012-05-09 Listed $145,000 MiRealSource-MiMLS
• 2012-05-09 Listed $145,000 AAMLS
• 2012-05-09 Listed $145,000 SW Michigan MLS

Property tax history

+5.2%/yr

Latest (2025): $2,974 · +3.0% YoY. Source: county tax records.