1350 Hawthorne Ave · Ypsilanti, MI 48198

$154,900

3 bd · 1.0 ba · 950 sqft · SingleFamily · 26 Days on market

Built 1957 8,276 sqft lot Est $205k · 25% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

Key facts

• Easy access to i-94
• Easy access to us-23
• Fenced backyard

Tags

• FENCED BACKYARD
• DETACHED TWO CAR GARAGE
• EASY ACCESS TO I-94
• EASY ACCESS TO US-23
• MINUTES FROM DEPOT TOWN
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (3.1% below list).
• Recommended offer: $150k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.0% in Ypsilanti — 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 81/100 on livability (#71 in MI, #1,539 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Ypsilanti Community Schools (suburban): math 11% / reading 20% proficiency, ranked #501 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 166 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 996 units permitted in Washtenaw County in 2024 (492 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.
• 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 26 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 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 $42k; list at $155k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,134 (3.1% below list)

Questions for the listing agent

1. Built in 1957 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1350 Hawthorne Ave	0.00mi	3/1.0	950 (0%)	1mo	$159,000	$167	99
366 S Harris Rd	0.06mi	3/1.0	900 (-5%)	1mo	$208,000	$231	88
207 Oregon St	0.47mi	3/1.0	895 (-6%)	7mo	$215,000	$240	63
803 Dorset Ave	0.64mi	3/1.0	912 (-4%)	4mo	$150,000	$164	60
633 Fox Ave	0.60mi	3/1.5	1,008 (+6%)	3mo	$179,900	$178	58
823 Hawthorne Ave	0.64mi	3/1.0	1,000 (+5%)	6mo	$170,000	$170	56
1236 E Cross St	0.55mi	3/1.0	1,050 (+10%)	2mo	$240,000	$229	55
289 Oregon Ave	0.44mi	2/1.0 (-1)	861 (-9%)	6mo	$145,000	$168	54
650 Eugene St	0.69mi	3/1.5	1,008 (+6%)	5mo	$175,000	$174	52
764 Dorset Ave	0.59mi	3/1.0	850 (-10%)	4mo	$190,000	$224	52
720 Calder Ave	0.66mi	3/1.0	850 (-10%)	1mo	$189,900	$223	51
1205 Evelyn Ave	0.72mi	3/1.0	1,040 (+10%)	7mo	$225,000	$216	45

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 · 4.38% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,137
• Equity at exit: $23,096

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $18,686
• Equity at exit: $13,393

Cash invested: $43,372 (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 48198

• Rents YoY: 4.4%
• Active inventory: 166
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$812
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $218

Break-even live

Break-even rent $1,225

Max offer price $154,900

Occupancy floor 80%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1176 Hawthorne Ave Ypsilanti, MI	2.0	1.0	720	$1,400	$1.94	24d	1	0.21mi
1428 Village Ln Ypsilanti, MI	1.0–2.0	1.0	860	$1,550	$1.80	44d	1	0.71mi
208 N Prospect Rd Ypsilanti, MI	2.0	1.0	750	$1,200	$1.60	44d	1	0.99mi
232 Miles St Ypsilanti, MI	2.0	1.0	696	$1,400	$2.01	5d	1	0.99mi
907 E Forest Ave Ypsilanti, MI	2.0	1.0	882	$1,575	$1.79	18d	1	1.03mi
219 N Prospect Rd Unit 2 Ypsilanti, MI	2.0	1.0	800	$1,200	$1.50	44d	1	1.04mi
938 Grove Rd Ypsilanti, MI	2.0	1.0	550	$1,430	$2.60	44d	1	1.10mi
72 Harvey Pl Superior Township, MI	2.0	1.0	692	$1,100	$1.59	44d	1	1.42mi
62 Harvey Pl Superior Township, MI	2.0	1.0	692	$945	$1.37	44d	1	1.42mi
82 Harvey Pl Superior Township, MI	2.0	1.0	692	$1,100	$1.59	24d	1	1.44mi
2 N Huron St Unit 4-1 Ypsilanti, MI	3.0	1.0	800	$1,840	$2.30	44d	1	1.50mi

Listing history 10 events

1. 2026-04-22
   status Pending 1209-char remark

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

2. 2026-04-22
   status Pending

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

3. 2026-04-07
   status Active 1209-char remark

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

4. 2026-04-07
   status Active

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

5. 2026-03-27
   status Pending 1209-char remark

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

6. 2026-03-27
   status Pending

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

7. 2026-03-16
   listed $154,900 Active 1209-char remark

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

8. 2026-03-16
   listed $154,900 Active

   Show marketing remark (1209 chars)

   Highest and Best offers are due Monday, 03.23 by 8pm. Welcome to 1350 Hawthorne Avenue in Ypsilanti, a home full of opportunity. This 3 bedroom, 1 bath property already features several major updates including windows replaced less than 15 years ago, the roof, furnace, and water heater all less than two years old. Beautiful hardwood flooring in the bedrooms lies beneath the carpet throughout. The windows bring in natural light and help create a bright, comfortable feel throughout the main living area. Just off the back of the home, enjoy a sunroom that offers a great additional space to relax, unwind, or take in views of the backyard throughout the seasons. Outside, enjoy a fenced backyard offering great space for outdoor activities along with adetached two car garage that provides added storage and parking. Conveniently located with easy access to I-94 and US-23, making commuting simple to Ann Arbor, Detroit, and surrounding communities. This home is minutes from Michigan University, Depot Town, shopping, restaurants, parks, and everyday amenities. With important updates already completed, this property offers a great opportunity to add your own personal touches and make it truly your own.

9. 1991-02-01
   soldstatus $42,000
10. 1989-11-20
    soldstatus $58,500

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$646/yr (+$54/mo · 59.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $18,016
• − Mortgage interest: −$8,677
• − Property taxes: −$1,093
• − Insurance: −$774
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,506
• Taxable income: $83
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $2,597/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: Ypsilanti Community Schools
• NCES district ID: 2636630
• Math proficiency: 11% ▼ -8.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $37,759
• Composite: 12.98/100
• National rank: #9572
• State rank: #501 of 540 in MI

Livability — Ypsilanti

• Score: 81/100
• State rank: #71
• US rank: #1539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washtenaw County · 306,860 people
• City population: 105,769
• Metro: Ann Arbor, MI
• Population (ZIP): 39,244
• Household income: $63,326
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1998.0

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 0.66)
• Race & ethnicity: White 48% Black 32% Two or more races 11% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 1% Arabic 1%

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: ▼ -224.96%
• Current HPI: 204.1228
• Rent YoY: ▲ 4.38%
• 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

+164.8% since first listed

10 events — show timeline

• 2026-04-22 Pending — REALCOMP
• 2026-04-22 Pending — Greater Lansing AoR
• 2026-04-07 Relisted — REALCOMP
• 2026-04-07 Relisted — Greater Lansing AoR
• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Pending — Greater Lansing AoR
• 2026-03-16 Listed $154,900 REALCOMP
• 2026-03-16 Listed $154,900 Greater Lansing AoR
• 1991-02-01 Sold (Public Records) $42,000 Public Records
• 1989-11-20 Sold (Public Records) $58,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,093 · -39.4% YoY. Source: county tax records.