1577 Andrea St · Ypsilanti, MI 48198

$199,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily · 26 Days on market

Built 1956 6,970 sqft lot Est $221k · 10% 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 +18.7/30.0
• ARV discount +12.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom single family home featuring a spacious layout and attached 2 car garage. Currently tenant occupied, offering an excellent opportunity for investors seeking immediate rental income or future owner-occupancy potential. Located near local shopping, and I94

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Ranch-style single family home; One-story entry
• Construction: Built in 1956; Aluminum siding and brick exterior; Asphalt composition roof
• Exterior features: Lot approximately 0.16 acres; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Total building area approximately 1,170

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $186k (6.7% below list).
• Recommended offer: $186k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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-.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.4%/yr); 167 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 35% 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 10 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 $41k; list at $199k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,727 (6.7% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.93% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $221,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1529 Wismer St	0.39mi	3/1.0	1,176 (+0%)	6mo	$205,000	$174	76
2129 Harmon St	0.10mi	3/1.5	1,054 (-10%)	3mo	$206,000	$195	74
1336 Woodglen Ave	0.42mi	3/1.0	1,176 (+0%)	8mo	$160,000	$136	73
1787 S Pasadena Ave	0.46mi	3/1.0	1,050 (-10%)	2mo	$215,000	$205	60
1125 Zephyr St	0.49mi	3/1.0	1,064 (-9%)	6mo	$171,000	$161	57
1385 Andrea St	0.33mi	4/1.0 (+1)	1,050 (-10%)	8mo	$155,000	$148	56
1378 Harry St	0.30mi	4/1.0 (+1)	1,008 (-14%)	3mo	$230,000	$228	55
1109 Buick Ave	0.52mi	3/1.0	1,026 (-12%)	3mo	$146,500	$143	53
1122 Lori St	0.49mi	3/1.0	1,040 (-11%)	8mo	$183,000	$176	52
1168 Studebaker Ave	0.44mi	3/2.0	1,008 (-14%)	6mo	$230,000	$228	48
1205 Evelyn Ave	0.69mi	3/1.0	1,040 (-11%)	7mo	$225,000	$216	44
830 Eugene St	0.65mi	3/1.0	1,008 (-14%)	4mo	$190,400	$189	43

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-17,101
• Equity at exit: $29,672

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $12,177
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $197

Break-even live

Break-even rent $1,607

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $310	-5% $254	+0% $197	+5% $141	+10% $85
Rent	-10% $51	-5% $124	+0% $197	+5% $271	+10% $344
Rate	-1.0pp $298	-0.5pp $248	base $197	+0.5pp $146	+1.0pp $93

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Nash Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	19d	1	0.44mi
2355 Briardale Ct Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	44d	1	0.55mi
1428 Village Ln Ypsilanti, MI	1.0–2.0	1.0	860	$1,550	$1.80	44d	1	0.56mi
719 Oswego Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	21d	1	0.73mi
677 Onandaga Ave Ypsilanti, MI	4.0	2.0	1412	$2,300	$1.63	0d	1	0.83mi
8753 Spinnaker Way Ypsilanti, MI	3.0	1.0–2.0	893	$2,010	$2.25	0d	15	1.06mi
590 Olds St Ypsilanti, MI	3.0	1.0	1188	$1,600	$1.35	25d	1	1.12mi
1176 Hawthorne Ave Ypsilanti, MI	2.0	1.0	720	$1,400	$1.94	25d	1	1.35mi

Listing history 31 events

1. 2026-06-21
   days on market $199,000 Active 26 DOM
2. 2026-06-18
   days on market $199,000 Active 23 DOM
3. 2026-06-17
   days on market $199,000 Active 22 DOM
4. 2026-06-16
   days on market $199,000 Active 21 DOM
5. 2026-06-15
   days on market $199,000 Active 20 DOM
6. 2026-06-13
   days on market $199,000 Active 18 DOM
7. 2026-06-09
   days on market $199,000 Active 14 DOM
8. 2026-06-08
   days on market $199,000 Active 13 DOM
9. 2026-06-07
   days on market $199,000 Active 12 DOM
10. 2026-06-04
    days on market $199,000 Active 9 DOM
11. 2026-06-03
    days on market $199,000 Active 8 DOM
12. 2026-06-02
    days on market $199,000 Active 7 DOM
13. 2026-06-01
    days on market $199,000 Active 6 DOM
14. 2026-05-31
    days on market $199,000 Active 5 DOM
15. 2026-05-26
    listed $199,000 Active 264-char remark

    Show marketing remark (264 chars)

    3-bedroom single family home featuring a spacious layout and attached 2 car garage. Currently tenant occupied, offering an excellent opportunity for investors seeking immediate rental income or future owner-occupancy potential. Located near local shopping, and I94

16. 2026-05-26
    listed $199,000 Active

    Show marketing remark (264 chars)

    3-bedroom single family home featuring a spacious layout and attached 2 car garage. Currently tenant occupied, offering an excellent opportunity for investors seeking immediate rental income or future owner-occupancy potential. Located near local shopping, and I94

17. 2026-05-26
    listed $199,000 Active 264-char remark

    Show marketing remark (264 chars)

    3-bedroom single family home featuring a spacious layout and attached 2 car garage. Currently tenant occupied, offering an excellent opportunity for investors seeking immediate rental income or future owner-occupancy potential. Located near local shopping, and I94

18. 2025-04-12
    historical $1,600
19. 2025-04-03
    listed $1,600
20. 2013-03-15
    soldstatus $41,000
21. 2013-03-15
    soldstatus $41,000
22. 2012-12-03
    listed $45,000
23. 2012-12-03
    listed $45,000
24. 2012-10-26
    historical
25. 2012-10-26
    historical
26. 2012-10-23
    historical
27. 2012-10-23
    historical
28. 2012-07-26
    listed $69,900
29. 2012-07-26
    listed $69,900
30. 2012-07-26
    listed $69,900
31. 2012-07-26
    listed

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $2,393 · $199/mo
• Expected delta: +$672/yr (+$56/mo · 39.0%)

ⓘ 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 ≥97°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: $22,287
• − Mortgage interest: −$11,147
• − Property taxes: −$1,721
• − Insurance: −$995
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,789
• Taxable loss: −$931
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $2,591/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 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

+184.7% since first listed

17 events — show timeline

• 2026-05-26 Listed $199,000 REALCOMP
• 2026-05-26 Listed $199,000 MiRealSource-MiMLS
• 2026-05-26 Listed $199,000 SW Michigan MLS
• 2025-04-12 Rental Removed $1,600 SHOWMOJO
• 2025-04-03 Listed for Rent $1,600 SHOWMOJO
• 2013-03-15 Sold (MLS) $41,000 MiRealSource-MiMLS
• 2013-03-15 Sold (MLS) $41,000 REALCOMP
• 2012-12-03 Listed $45,000 MiRealSource-MiMLS
• 2012-12-03 Listed $45,000 REALCOMP
• 2012-10-26 Listing Removed — REALCOMP
• 2012-10-26 Listing Removed — MiRealSource-MiMLS
• 2012-10-23 Delisted — AAMLS
• 2012-10-23 Listing Removed — MiRealSource-MiMLS
• 2012-07-26 Listed — AAMLS
• 2012-07-26 Listed $69,900 REALCOMP
• 2012-07-26 Listed $69,900 MiRealSource-MiMLS
• 2012-07-26 Listed $69,900 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2016): $1,721 · +2.2% YoY. Source: county tax records.