544 Monroe Ave · Ypsilanti, MI 48197

$109,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 5 Days on market

Built 1955 6,534 sqft lot Est $160k · 32% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

Key facts

• Play area
• Deep lot
• Custom garden

Tags

• DEEP LOT
• ROOM FOR EXPANSION
• CUSTOM GARDEN
• PLAY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (1.1% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $108k (1.1% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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 (+3.4%/yr); 239 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $754 of loan paydown is wiped out by about $3k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 8y 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 $50k; list at $109k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,767 (1.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Monroe Ave	0.00mi	2/1.0	700 (0%)	1mo	$125,000	$179	100
938 Jefferson St	0.25mi	2/1.0	701 (+0%)	0mo	$189,900	$271	88
429 Ainsworth Cir	0.27mi	2/1.0	700 (0%)	13mo	$181,900	$260	76
412 Ainsworth Cir	0.27mi	2/1.0	768 (+10%)	7mo	$174,900	$228	66
338 Worden St	0.42mi	2/1.0	696 (-1%)	20mo	$130,000	$187	63
457 Ainsworth Cir	0.32mi	3/1.0 (+1)	768 (+10%)	2mo	$188,000	$245	62
435 Ainsworth Cir	0.28mi	3/1.0 (+1)	768 (+10%)	12mo	$194,500	$253	56
827 Jefferson St	0.16mi	3/1.0 (+1)	768 (+10%)	20mo	$175,000	$228	55
350 Orchard St	0.39mi	2/1.0	750 (+7%)	22mo	$139,000	$185	52
925 Madison St	0.22mi	2/1.0	600 (-14%)	22mo	$125,000	$208	48

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-17,569
• Equity at exit: $16,252

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-13,657
• Equity at exit: $9,424

Cash invested: $30,520 (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 48197

• Rents YoY: 3.4%
• Active inventory: 239
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$572
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-7

Break-even live

Break-even rent $1,162

Max offer price $107,767

Occupancy floor 96%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
727 W Michigan Ave Ypsilanti, MI	2.0	1.0	592	$1,365	$2.31	43d	1	0.55mi
1100 W Michigan Ave Unit 38 Ypsilanti, MI	1.0	1.0	700	$1,095	$1.56	43d	1	0.59mi
206 S Huron St Ypsilanti, MI	2.0	1.0	650	$1,240	$1.91	43d	1	0.61mi
212 Ferris St Unit 2125 Ypsilanti, MI	1.0	1.0	726	$1,095	$1.51	24d	1	0.66mi
513 Pearl St Ypsilanti, MI	1.0	1.0	367	$985	$2.68	16d	1	0.76mi
701 Pearl St Ypsilanti, MI	2.0	1.0	700	$1,100	$1.57	43d	1	0.76mi
417 Pearl St Ypsilanti, MI	2.0	1.0	680	$1,090	$1.60	17d	1	0.76mi
111 N Normal St Ypsilanti, MI	1.0	1.0	750	$1,100	$1.47	43d	1	0.83mi
115 Ballard St Unit 3 Ypsilanti, MI	1.0	1.0	600	$830	$1.38	43d	1	0.83mi
111 N Normal St Unit 4 Ypsilanti, MI	1.0	1.0	750	$1,100	$1.47	4d	1	0.83mi
119 N Hamilton St Unit 2 Ypsilanti, MI	1.0	1.0	400	$1,050	$2.62	20d	1	0.85mi
505 Emmet St Ypsilanti, MI	1.0	1.0	435	$925	$2.13	17d	1	0.94mi
421 Emmet St Ypsilanti, MI	3.0	2.0	676	$1,400	$2.07	17d	1	0.94mi
701 Emmet St Ypsilanti, MI	1.0	1.0	385	$950	$2.47	24d	1	0.95mi
705 Emmet St Unit 6 * Ypsilanti, MI	1.0	1.0	385	$950	$2.47	43d	1	0.95mi
712 Washtenaw Ave Unit 23 Ypsilanti, MI	2.0	1.5	485	$1,150	$2.37	43d	1	0.96mi
212 Stevens Dr Ypsilanti, MI	1.0–2.0	1.0	693	$1,359	$1.96	43d	1	0.96mi
1305 S Congress St Apt 318B Ypsilanti, MI	1.0	1.0	600	$1,000	$1.67	43d	1	0.98mi
917 W Cross St Unit 5 Ypsilanti, MI	1.0	1.0	650	$1,150	$1.77	24d	1	1.04mi
422 N Hamilton St Unit 1 Ypsilanti, MI	1.0	1.0	510	$900	$1.76	43d	1	1.11mi
434 N Hamilton St Unit 1 Ypsilanti, MI	1.0	1.0	410	$1,100	$2.68	43d	1	1.13mi
211 Olive St Unit 2 Ypsilanti, MI	1.0	1.0	500	$1,045	$2.09	43d	1	1.15mi
208 N Prospect Rd Ypsilanti, MI	2.0	1.0	750	$1,200	$1.60	43d	1	1.26mi
232 Miles St Ypsilanti, MI	2.0	1.0	696	$1,400	$2.01	4d	1	1.37mi
938 Grove Rd Ypsilanti, MI	2.0	1.0	550	$1,430	$2.60	43d	1	1.41mi

Listing history 27 events

1. 2026-04-27
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

2. 2026-04-27
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

3. 2026-04-27
   status Pending

   Show marketing remark (520 chars)

   Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

4. 2026-04-22
   listed $109,000 Active 520-char remark

   Show marketing remark (520 chars)

   Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

5. 2026-04-22
   listed $109,000 Active 520-char remark

   Show marketing remark (520 chars)

   Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

6. 2026-04-22
   listed $109,000 Active

   Show marketing remark (520 chars)

   Check out this charming 2-bedroom, 1-bath ranch in the heart of Ypsilanti! This property features a deep lot with ample space to add a garage or create a custom garden and play area. Whether you are looking for a turnkey investment opportunity or a perfect starter home for a first-time buyer, this residence offers great potential. Key HighlightsLocation: Heart of YpsilantiLayout: 2 Bedrooms / 1 BathroomLot Features: Deep lot with room for expansion (garage, garden, etc. )Best For: Investors or First-Time Homeowners

7. 2026-04-01
   historical
8. 2026-04-01
   historical
9. 2026-03-18
   price $114,000
10. 2026-03-17
    price $114,000
11. 2026-02-17
    price $119,000
12. 2026-02-16
    price $119,000
13. 2026-02-03
    listed $124,000 Active
14. 2026-02-03
    listed $124,000 Active
15. 2018-06-18
    status Pending
16. 2018-06-18
    listed Active - Contingent
17. 2018-06-18
    soldstatus $50,000
18. 2018-06-18
    soldstatus $50,000 Sold
19. 2018-06-18
    soldstatus $50,000
20. 2018-06-18
    soldstatus $50,000
21. 2018-06-18
    soldstatus $50,000
22. 2018-06-18
    soldstatus $50,000
23. 2018-06-16
    listed $50,000
24. 2018-06-16
    listed $50,000
25. 2018-06-16
    listed $50,000
26. 2018-06-16
    listed $50,000
27. 2018-06-16
    listed $50,000

ⓘ 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: $3,611 · $301/mo
• Projected year-2 tax: $3,611 · $301/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 2/10 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: $13,837
• − Mortgage interest: −$6,106
• − Property taxes: −$3,611
• − Insurance: −$545
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,171
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $350/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

• Census place: Ypsilanti, MI
• County: Washtenaw County · 306,860 people
• City population: 105,769
• Metro: Ann Arbor, MI
• Population (ZIP): 66,525
• Household income: $73,737
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 3134.0

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 57% Black 23% Two or more races 9% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 3% Arabic 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: ▼ -223.94%
• Current HPI: 217.0173
• Rent YoY: ▲ 3.36%
• 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

+118.0% since first listed

27 events — show timeline

• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — SW Michigan MLS
• 2026-04-22 Listed $109,000 SW Michigan MLS
• 2026-04-22 Listed $109,000 MiRealSource-MiMLS
• 2026-04-22 Listed $109,000 REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-03-18 Price Changed $114,000 MiRealSource-MiMLS
• 2026-03-17 Price Changed $114,000 REALCOMP
• 2026-02-17 Price Changed $119,000 MiRealSource-MiMLS
• 2026-02-16 Price Changed $119,000 REALCOMP
• 2026-02-03 Listed $124,000 REALCOMP
• 2026-02-03 Listed $124,000 MiRealSource-MiMLS
• 2018-06-18 Pending — AAMLS
• 2018-06-18 Listed — AAMLS
• 2018-06-18 Sold (Public Records) $50,000 Public Records
• 2018-06-18 Sold (MLS) $50,000 SW Michigan MLS
• 2018-06-18 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2018-06-18 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2018-06-18 Sold (MLS) $50,000 AAMLS
• 2018-06-18 Sold (MLS) $50,000 REALCOMP
• 2018-06-16 Listed $50,000 SW Michigan MLS
• 2018-06-16 Listed $50,000 MiRealSource-MiMLS
• 2018-06-16 Listed $50,000 MiRealSource-MiMLS
• 2018-06-16 Listed $50,000 AAMLS
• 2018-06-16 Listed $50,000 REALCOMP

Property tax history

+7.2%/yr

Latest (2025): $3,611 · +21.7% YoY. Source: county tax records.