3011 Williamsburg Rd · Ann Arbor, MI 48108

$180,000

3 bd · 1.0 ba · 1,150 sqft · Condo · 6 Days on market

Built 1964 $528/mo HOA · 23% of rent

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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 +15.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• DSCR +4.7/10.0
• Livability +4.4/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated END-UNIT townhome blends modern upgrades with extra space and light you won't find in interior units. The fully renovated (2021) kitchen features contemporary finishes, including granite countertops, and opens to a sunny living area with hardwood flooring. A newly finished lower-level bonus room offers the perfect playroom, office, or media retreat. Three spacious bedrooms upstairs and well-maintained bath complete a truly move-in ready home. And don't miss the huge, newly sealed deck overlooking the charming common green space and walking paths. Come see this Colonial Square gem!

Key facts

• $528 HOA
• Built 1964
• Listed 6 days

Property features AI

Finance

• HOA & community: Monthly association fee of $528; Association covers water, trash, snow removal, and lawn/yard care; Association allows pets; Playground on site

Exterior

• Utilities: Natural gas available and connected; Electricity available; Cable connected; High-speed internet; Natural gas water heater
• Home design: Residential stock cooperative
• Construction: Built in 1964; Brick and vinyl siding; Shingle roof; Full basement
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: Total of 7 rooms; Screens on windows
• Laundry & utility: Washer; Dryer; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $69 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 6.8% 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 fast (+5.7%/yr); 151 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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 $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 18y 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 $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.29% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-17,831
• Equity at exit: $26,839

10-year hold

• IRR: 4.6%
• Equity multiple: 1.40×
• Total profit: $20,063
• Equity at exit: $15,563

Cash invested: $50,400 (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 48108

• Rents YoY: 5.7%
• Active inventory: 151
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$528
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $69

Break-even live

Break-even rent $2,243

Max offer price $180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $194	-5% $132	+0% $69	+5% $7	+10% $-55
Rent	-10% $-115	-5% $-23	+0% $69	+5% $162	+10% $254
Rate	-1.0pp $160	-0.5pp $115	base $69	+0.5pp $23	+1.0pp $-25

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3238 Platt Rd Ann Arbor, MI	3.0	1.5	1488	$2,500	$1.68	44d	1	0.39mi
3029 Charing Cross Rd Unit 3029 Ann Arbor, MI	3.0	2.5	1400	$2,400	$1.71	44d	1	0.79mi
2716 Packard St Ann Arbor, MI	1.0–2.0	1.0	862	$1,350	$1.57	44d	1	0.89mi
3423 Carpenter Rd Ypsilanti, MI	2.0	1.0–2.0	840	$1,464	$1.74	14d	1	1.03mi
3032 Forest Creek Ct Ann Arbor, MI	2.0	2.0	966	$1,750	$1.81	44d	1	1.04mi
2040 Cloverly Ln Ann Arbor, MI	2.0	2.5	1555	$2,292	$1.47	14d	2	1.07mi
2645 Burton Rd Unit Bld 4 Ann Arbor, MI	3.0	3.0	1480	$3,347	$2.26	44d	1	1.09mi
2805 Burton Rd Unit 104 Ann Arbor, MI	2.0	2.0	1228	$2,797	$2.28	44d	1	1.14mi
2805 Burton Rd Unit 309 Ann Arbor, MI	3.0	3.0	1480	$3,347	$2.26	44d	1	1.14mi
2805 Burton Rd Unit 306 Ann Arbor, MI	3.0	2.0	1323	$3,197	$2.42	44d	1	1.14mi
3510 Pheasant Run Cir Ann Arbor, MI	1.0–2.0	1.0	825	$1,405	$1.70	14d	10	1.14mi
3510 Pheasant Run Cir Ann Arbor, MI	1.0–2.0	1.0	825	$1,445	$1.75	44d	13	1.14mi
2960 Birch Hollow Dr Ann Arbor, MI	1.0–2.0	1.0	718	$1,299	$1.81	14d	3	1.20mi
2225 S Huron Pkwy #2 Ann Arbor, MI	2.0	2.0	1053	$2,100	$1.99	44d	1	1.26mi
2221 S Huron Pkwy #4 Ann Arbor, MI	2.0	2.0	1053	$2,000	$1.90	14d	1	1.28mi
2572 Carpenter Rd Ann Arbor, MI	1.0–2.0	1.0	786	$1,799	$2.29	21d	9	1.29mi
2511 Packard St Ann Arbor, MI	2.0–3.0	2.0	1200	$2,539	$2.12	14d	7	1.48mi

HOA detail condo

• Monthly dues: $528 · $6,336/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-14
   statusdays on market $180,000 Pending 6 DOM
2. 2026-06-10
   remarks 640-char remark
3. 2026-06-10
   days on market $180,000 Active 4 DOM
4. 2026-06-09
   days on market $180,000 Active 3 DOM
5. 2026-06-08
   days on market $180,000 Active 2 DOM
6. 2026-06-07
   remarks 612-char remark
7. 2026-06-07
   listed $180,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,971
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$6,336
• − Depreciation: −$5,236
• Taxable loss: −$1,760
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,256/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): 27,666
• Household income: $89,355
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1390.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Black 16% Asian 14% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 23% · China, Canada, South Korea
• Languages at home: 72% English-only · Arabic 5% Other Indo-European 5% Chinese 5%

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: ▼ -221.96%
• Current HPI: 216.8067
• Rent YoY: ▲ 5.72%
• 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

+304.5% since first listed

37 events — show timeline

• 2026-06-06 Listed $180,000 REALCOMP
• 2026-06-06 Listed $180,000 SW Michigan MLS
• 2026-06-06 Listed $180,000 MiRealSource-MiMLS
• 2026-06-03 Coming Soon $180,000 MiRealSource-MiMLS
• 2026-06-03 Coming Soon $180,000 SW Michigan MLS
• 2015-05-14 Listing Removed — REALCOMP
• 2015-05-13 Contingent — REALCOMP
• 2015-05-13 Relisted — AAMLS
• 2015-05-12 Sold (MLS) $70,050 SW Michigan MLS
• 2015-05-12 Sold (MLS) $70,050 MiRealSource-MiMLS
• 2015-05-12 Sold (MLS) $70,050 AAMLS
• 2015-05-12 Sold (MLS) $70,050 REALCOMP
• 2015-05-08 Listing Removed — MiRealSource-MiMLS
• 2015-05-01 Listing Removed — REALCOMP
• 2015-04-30 Delisted — AAMLS
• 2015-04-26 Contingent — REALCOMP
• 2015-03-20 Listing Removed — REALCOMP
• 2015-03-06 Contingent — REALCOMP
• 2015-03-06 Contingent — AAMLS
• 2015-02-02 Price Changed $70,000 REALCOMP
• 2015-02-02 Price Changed $70,000 AAMLS
• 2015-01-08 Listed $74,900 REALCOMP
• 2015-01-08 Listed $74,900 AAMLS
• 2015-01-08 Listed $70,000 SW Michigan MLS
• 2015-01-08 Listed $70,000 MiRealSource-MiMLS
• 2014-12-22 Delisted — AAMLS
• 2014-12-22 Listing Removed — MiRealSource-MiMLS
• 2014-12-11 Listed — AAMLS
• 2014-09-19 Listed $78,000 MiRealSource-MiMLS
• 2008-03-26 Sold (MLS) $40,000 AAMLS
• 2008-03-26 Sold (MLS) $40,000 SW Michigan MLS
• 2008-03-26 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2008-03-03 Delisted — AAMLS
• 2008-03-03 Listing Removed — MiRealSource-MiMLS
• 2008-02-20 Listed $44,500 AAMLS
• 2008-02-20 Listed $44,500 SW Michigan MLS
• 2008-02-20 Listed $44,500 MiRealSource-MiMLS