270 Ohio St · Ypsilanti, MI 48198

$200,000

5 bd · 2.0 ba · 1,592 sqft · SingleFamily · 331 Days on market

Built 1955 5,663 sqft lot $126/sqft · at area comps Est $209k · at est. ↓ 25% since listing

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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 +25.9/30.0
• ARV discount +9.5/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• 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

MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool - perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours' notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets' safety.

Key facts

• Inground pool
• Fenced in back yard
• 5,663 sq ft lot

Tags

• FENCED IN BACK YARD
• INGROUND POOL
• LAUNDRY ON MAIN FLOOR
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.8% 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); 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $66k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $209,405
• List price: $200,000
• Delta: -4.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Dorset Ave	0.40mi	5/1.5	1,394 (-12%)	2mo	$107,000	$77	57
667 Onandaga Ave	0.39mi	4/2.0 (-1)	1,770 (+11%)	10mo	$250,000	$141	50
1301 Andrea St	0.75mi	4/2.0 (-1)	1,680 (+6%)	12mo	$221,000	$132	41
540 Kennedy Ave	0.69mi	4/2.0 (-1)	1,365 (-14%)	2mo	$268,000	$196	37
717 Cayuga St	0.44mi	4/2.0 (-1)	1,412 (-11%)	22mo	$195,000	$138	37
1026 Lori St	0.57mi	4/2.0 (-1)	1,710 (+7%)	24mo	$200,000	$117	36
1260 Parkwood Ave	0.63mi	4/2.0 (-1)	1,425 (-10%)	24mo	$205,000	$144	28

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,955
• Equity at exit: $29,821

10-year hold

• IRR: 11.8%
• Equity multiple: 1.98×
• Total profit: $54,923
• 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 48198

• Rents YoY: 4.4%
• Active inventory: 167
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $492

Break-even live

Break-even rent $1,583

Max offer price $200,000

Occupancy floor 73%

Sensitivity live

Price	-10% $605	-5% $548	+0% $492	+5% $435	+10% $378
Rent	-10% $317	-5% $404	+0% $492	+5% $579	+10% $666
Rate	-1.0pp $592	-0.5pp $542	base $492	+0.5pp $440	+1.0pp $387

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
677 Onandaga Ave Ypsilanti, MI	4.0	2.0	1412	$2,300	$1.63	0d	1	0.40mi

Listing history 24 events

1. 2026-06-21
   days on market $200,000 Active 331 DOM
2. 2026-06-18
   days on market $200,000 Active 328 DOM
3. 2026-06-17
   days on market $200,000 Active 327 DOM
4. 2026-06-16
   days on market $200,000 Active 326 DOM
5. 2026-06-15
   days on market $200,000 Active 325 DOM
6. 2026-06-13
   days on market $200,000 Active 323 DOM
7. 2026-06-09
   days on market $200,000 Active 319 DOM
8. 2026-06-08
   days on market $200,000 Active 318 DOM
9. 2026-06-07
   days on market $200,000 Active 317 DOM
10. 2026-06-04
    days on market $200,000 Active 314 DOM
11. 2026-06-03
    days on market $200,000 Active 313 DOM
12. 2026-06-02
    days on market $200,000 Active 312 DOM
13. 2026-06-01
    days on market $200,000 Active 311 DOM
14. 2026-05-31
    days on market $200,000 Active 310 DOM
15. 2025-11-13
    status Active 626-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

16. 2025-11-13
    status Active 644-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

17. 2025-11-10
    status Pending 644-char remark

    Show marketing remark (626 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool - perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours' notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets' safety.

18. 2025-11-10
    status Pending 626-char remark

    Show marketing remark (626 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool - perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours' notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets' safety.

19. 2025-10-08
    historical Accepting Backup Offers 626-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

20. 2025-10-08
    historical Active Under Contract 644-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

21. 2025-09-24
    price $200,000 626-char remark

    Show marketing remark (626 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool - perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours' notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets' safety.

22. 2025-09-23
    price $200,000 644-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

23. 2025-07-17
    listed $265,901 Active 626-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

24. 2025-07-17
    listed $265,901 Active 644-char remark

    Show marketing remark (644 chars)

    MUST CALL LISTING AGENT TO SCHEDULE SHOWINGS. MAJOR PRICE REDUCTION, SELLER WILL LOOK AT ALL OFFERS! This charming five-bedroom, two-bath family home is being sold as-is, with a home warranty offered by the seller. Enjoy spacious rooms, a convenient main-floor laundry, and a large, fenced backyard featuring a beautiful inground pool—perfect for summer gatherings and making lasting memories. All appliances are included. Please provide 24 hours’ notice for showings; owners must confirm to ensure the safety of pets. Please note: 24-hour notice is required for showings, and owners must confirm to ensure the pets’ safety.

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$829/yr (+$69/mo · 58.3%)

ⓘ 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 ≥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: $26,463
• − Mortgage interest: −$11,203
• − Property taxes: −$1,422
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$5,818
• Taxable income: $2,786
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $5,230/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

-24.8% since first listed

10 events — show timeline

• 2025-11-13 Relisted — MiRealSource-MiMLS
• 2025-11-13 Relisted — REALCOMP
• 2025-11-10 Pending — REALCOMP
• 2025-11-10 Pending — MiRealSource-MiMLS
• 2025-10-08 Contingent — MiRealSource-MiMLS
• 2025-10-08 Contingent — REALCOMP
• 2025-09-24 Price Changed $200,000 MiRealSource-MiMLS
• 2025-09-23 Price Changed $200,000 REALCOMP
• 2025-07-17 Listed $265,901 REALCOMP
• 2025-07-17 Listed $265,901 MiRealSource-MiMLS

Property tax history

-1.6%/yr

Latest (2025): $1,422 · -56.9% YoY. Source: county tax records.