2292 Yost Blvd · Ann Arbor, MI 48104

$195,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 50 Days on market

Built 1950 10,018 sqft lot Est $347k · 44% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +6.5/10.0
• 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

* * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

Key facts

• New roof
• 0.23 acre lot
• Garage

Tags

• RENOVATION OPPORTUNITY
• FORESTBROOKE SUBDIVISION
• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet
• Home design: Ranch-style single family home; Built in 1950
• Construction: Aluminum siding; Shingle roof; Built in 1950
• Exterior features: Corner lot with sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Hot water heating; Window air conditioning units
• Interior features: Wood-burning fireplace; Insulated windows; 6 total rooms; Slab basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• At $2,654/mo this rent would consume 50% of the median local household income ($64k/yr) (locally 5044% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 50 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $138k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1950 — 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. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $347,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2444 Darrow Dr	0.18mi	3/2.0	1,477 (+5%)	3mo	$418,000	$283	77
2395 Yost Blvd	0.12mi	3/1.0	1,442 (+2%)	16mo	$338,000	$234	77
9 Bristol Ct	0.05mi	3/2.0	1,498 (+6%)	12mo	$390,000	$260	73
2460 Yost Blvd	0.19mi	3/1.0	1,270 (-10%)	8mo	$309,000	$243	68
2215 Parkwood Ave	0.04mi	3/2.5	1,565 (+11%)	14mo	$371,000	$237	62
4225 Central Blvd	0.69mi	3/2.0	1,416 (+0%)	11mo	$350,000	$247	54
3556 Oakwood St	0.35mi	3/1.5	1,272 (-10%)	16mo	$285,000	$224	52
2701 Brandywine Dr	0.39mi	3/1.5	1,608 (+14%)	15mo	$363,500	$226	44
2644 Maplewood Ave	0.60mi	2/2.0 (-1)	1,268 (-10%)	5mo	$345,000	$272	42
3012 Turnberry Ln	0.71mi	2/2.0 (-1)	1,474 (+4%)	10mo	$362,500	$246	42
2671 Maplewood Ave	0.58mi	3/2.0	1,585 (+12%)	8mo	$362,200	$229	42
2608 Lookout Cir	0.69mi	3/2.0	1,512 (+7%)	13mo	$400,000	$265	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: 2.0%
• Equity multiple: 1.07×
• Total profit: $4,041
• Equity at exit: $29,075

10-year hold

• IRR: 9.7%
• Equity multiple: 1.69×
• Total profit: $37,642
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$364 /mo · $4,367/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $629

Break-even live

Break-even rent $1,858

Max offer price $195,000

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 Burton Rd Unit 104 Ann Arbor, MI	2.0	2.0	1228	$2,797	$2.28	44d	1	0.38mi
2805 Burton Rd Unit 309 Ann Arbor, MI	3.0	3.0	1480	$3,347	$2.26	44d	1	0.38mi
2805 Burton Rd Unit 306 Ann Arbor, MI	3.0	2.0	1323	$3,197	$2.42	44d	1	0.38mi
2221 S Huron Pkwy #4 Ann Arbor, MI	2.0	2.0	1053	$2,000	$1.90	14d	1	0.43mi
2225 S Huron Pkwy #2 Ann Arbor, MI	2.0	2.0	1053	$2,100	$1.99	44d	1	0.43mi
2645 Burton Rd Unit Bld 4 Ann Arbor, MI	3.0	3.0	1480	$3,347	$2.26	44d	1	0.45mi
3029 Charing Cross Rd Unit 3029 Ann Arbor, MI	3.0	2.5	1400	$2,400	$1.71	44d	1	0.63mi
2201 Glencoe Hills Dr Ann Arbor, MI	1.0–3.0	1.0–2.0	1014	$1,919	$1.89	14d	17	0.79mi
3238 Platt Rd Ann Arbor, MI	3.0	1.5	1488	$2,500	$1.68	44d	1	1.07mi
2020 Arbor Cir E Ypsilanti, MI	1.0–3.0	1.0–2.0	989	$1,969	$1.99	14d	4	1.09mi
3423 Carpenter Rd Ypsilanti, MI	2.0	1.0–2.0	840	$1,464	$1.74	14d	1	1.13mi
4800 Clark Rd Ypsilanti, MI	1.0–2.0	1.0–2.0	893	$1,568	$1.75	21d	6	1.25mi
2345 Woodridge Way Ypsilanti, MI	2.0	1.0–1.5	794	$1,739	$2.19	14d	24	1.26mi
4854 Washtenaw Ave Ann Arbor, MI	3.0	1.0–1.5	700	$1,720	$2.46	14d	37	1.26mi
2021 Medford Rd Ann Arbor, MI	1.0–3.0	1.0–2.0	937	$1,760	$1.88	21d	5	1.42mi
2811 Golfside Rd Unit 56 Ypsilanti, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.50mi
2811 Golfside Rd Unit 19 Ypsilanti, MI	2.0	1.0	900	$1,295	$1.44	44d	1	1.50mi
2811 Golfside Rd Unit 26 Ypsilanti, MI	2.0	1.0	900	$1,295	$1.44	11d	1	1.50mi

Listing history 28 events

1. 2026-06-03
   status $195,000 Pending 50 DOM
2. 2026-06-02
   days on market $195,000 Active - Backup Offers Accepted 50 DOM
3. 2026-06-01
   days on market $195,000 Active - Backup Offers Accepted 49 DOM
4. 2026-05-31
   days on market $195,000 Active - Backup Offers Accepted 48 DOM
5. 2026-05-30
   days on market $195,000 Active - Backup Offers Accepted 47 DOM
6. 2026-04-17
   historical Active Under Contract 421-char remark

   Show marketing remark (421 chars)

   * * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

7. 2026-04-17
   historical Accepting Backup Offers 421-char remark

   Show marketing remark (421 chars)

   * * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

8. 2026-04-17
   historical Active - Backup Offers Accepted

   Show marketing remark (421 chars)

   * * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

9. 2026-04-14
   listed $195,000 Active 421-char remark

   Show marketing remark (421 chars)

   * * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

10. 2026-04-14
    listed $195,000 Active 421-char remark

    Show marketing remark (421 chars)

    * * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

11. 2026-04-14
    listed $195,000 Active

    Show marketing remark (421 chars)

    * * * Offer Deadline 9pm Thursday April 16th * * * Welcome to this spectacular renovation opportunity in the Forestbrooke subdivision of Ann Arbor. Home improvements await for this soon-to-be gem of a house. This ranch features 3 bedrooms and 1 full bathroom, with an additional office, rec, or study room. A new roof was installed in 2024. A frozen pipe burst in January resulted in the city water being turned off.

12. 2007-07-12
    soldstatus $138,000
13. 2007-06-28
    soldstatus $138,000
14. 2007-06-28
    soldstatus $138,000
15. 2007-06-28
    soldstatus $138,000
16. 2007-06-12
    historical
17. 2007-06-12
    historical
18. 2007-06-11
    listed $149,900
19. 2007-06-11
    listed $149,900
20. 2007-06-11
    listed $149,900
21. 2007-03-09
    historical
22. 2007-03-09
    historical
23. 2006-07-06
    listed $149,900
24. 2006-07-06
    listed
25. 2000-07-20
    soldstatus $146,500
26. 1996-01-09
    soldstatus $109,900
27. 1996-01-09
    soldstatus $109,900
28. 1994-05-23
    soldstatus $85,000

ⓘ 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: $4,367 · $364/mo
• Projected year-2 tax: $4,367 · $364/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: $31,845
• − Mortgage interest: −$10,923
• − Property taxes: −$4,367
• − Insurance: −$975
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$5,673
• Taxable income: $4,812
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $6,389/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

+129.4% since first listed

23 events — show timeline

• 2026-04-17 Contingent — REALCOMP
• 2026-04-17 Contingent — MiRealSource-MiMLS
• 2026-04-17 Contingent — SW Michigan MLS
• 2026-04-14 Listed $195,000 SW Michigan MLS
• 2026-04-14 Listed $195,000 MiRealSource-MiMLS
• 2026-04-14 Listed $195,000 REALCOMP
• 2007-07-12 Sold (Public Records) $138,000 Public Records
• 2007-06-28 Sold (MLS) $138,000 SW Michigan MLS
• 2007-06-28 Sold (MLS) $138,000 MiRealSource-MiMLS
• 2007-06-28 Sold (MLS) $138,000 AAMLS
• 2007-06-12 Listing Removed — MiRealSource-MiMLS
• 2007-06-12 Delisted — AAMLS
• 2007-06-11 Listed $149,900 SW Michigan MLS
• 2007-06-11 Listed $149,900 MiRealSource-MiMLS
• 2007-06-11 Listed $149,900 AAMLS
• 2007-03-09 Delisted — AAMLS
• 2007-03-09 Listing Removed — MiRealSource-MiMLS
• 2006-07-06 Listed — AAMLS
• 2006-07-06 Listed $149,900 MiRealSource-MiMLS
• 2000-07-20 Sold (Public Records) $146,500 Public Records
• 1996-01-09 Sold (Public Records) $109,900 Public Records
• 1996-01-09 Sold (Public Records) $109,900 Public Records
• 1994-05-23 Sold (Public Records) $85,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,367 · -10.4% YoY. Source: county tax records.