3542 East St · Hartland, MI 48353

$200,000

2 bd · 1.0 ba · 705 sqft · SingleFamily public records · 2 Days on market

Built 1950 9,148 sqft lot

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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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

Key facts

• 9,148 sq ft lot
• Built 1950
• Listed 2 days

Property features AI

Exterior

• Utilities: Private well water; Natural gas heat fuel; Gas water heater; Electric power (standard)
• Home design: Residential 1-story; Built in 1950; Frontage: 55 feet
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Fenced yard; Porch; Shed/outbuilding; Paved street access

Interior

• Kitchen: Kitchen (Entry): 10 x 9; Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 (Entry): 17 x 10; Bedroom 2 (Entry): 10 x 9
• Bathrooms: 1 full bathroom (Entry): 10 x 5
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Cable/internet available; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (Entry): 9 x 7

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $23 ($274/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 $179k (10.6% below list).
• Recommended offer: $179k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.9% in Hartland — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hartland Consolidated Schools (suburban): math 52% / reading 62% proficiency, ranked #41 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Hartland Village Elementary School (math 37% / reading 42%, grade F, #606 of 1,397 statewide, top 48%, 474 students, 29% FRL); Hartland Ms At Ore Creek (math 57% / reading 66%, grade B+, #47 of 493 statewide, top 10%, 766 students, 17% FRL); Hartland High School (math 47% / reading 69%, grade C, #92 of 713 statewide, top 13%, 1,738 students, 16% FRL).
• Market conditions: 132 active listings in the ZIP; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago; this cycle's ask is 54% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; 43% 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.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,843 (10.6% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,924
• Equity at exit: $29,821

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-24,929
• 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 48353

• Active inventory: 132
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$258 /mo · $3,095/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $23

Break-even live

Break-even rent $1,760

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $79	+0% $23	+5% $-34	+10% $-90
Rent	-10% $-118	-5% $-48	+0% $23	+5% $93	+10% $164
Rate	-1.0pp $124	-0.5pp $74	base $23	+0.5pp $-29	+1.0pp $-82

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: —

Listing history 16 events

1. 2026-05-23
   historical $200,000
2. 2020-12-22
   soldstatus $140,000
3. 2020-12-15
   soldstatus $140,000 Sold 383-char remark

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

4. 2020-11-13
   status Pending

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

5. 2020-11-13
   status Pending 383-char remark

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

6. 2020-10-28
   historical Accepting Backup Offers

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

7. 2020-10-28
   historical Accepting Backup Offers 383-char remark

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

8. 2020-10-25
   listed $129,900 Active 383-char remark

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

9. 2020-10-25
   listed $129,900 Active

   Show marketing remark (383 chars)

   Highest and best offer due by 4pm 10-27-2020. Charming HARTLAND home in the Village. Home backs up to Epley Park with a large back yard, fire pit and a storage shed. Perfect starter home or investment opportunity. Home features large walk in closet in second bedroom for additional storage. Updated bathroom, kitchen bar area. Laundry room off kitchen with access to the back yard.

10. 2012-09-19
    soldstatus $33,216
11. 2012-05-09
    listed $33,000
12. 2009-06-01
    historical
13. 2009-03-18
    listed $96,000
14. 2007-07-06
    historical
15. 2006-07-19
    listed $98,000
16. 2005-04-21
    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: $3,095 · $258/mo
• Projected year-2 tax: $3,095 · $258/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,461
• − Mortgage interest: −$11,203
• − Property taxes: −$3,095
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,818
• Taxable loss: −$3,089
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $1,015/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: Hartland Consolidated Schools
• NCES district ID: 2617910
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $85,269
• Composite: 51.93/100
• National rank: #1647
• State rank: #41 of 540 in MI

Livability — Hartland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hartland, MI
• County: Livingston County · 121,626 people
• City population: 7,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 7,014
• Household income: $105,964
• Rent vs Own: 3.7% rent · 96.3% own

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Common ancestry: Romanian 14% Italian 5% Lithuanian 3%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.14%
• Current HPI: 208.579
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+135.3% since first listed

16 events — show timeline

• 2026-05-23 Coming Soon $200,000 MiRealSource-MiMLS
• 2020-12-22 Sold (Public Records) $140,000 Public Records
• 2020-12-15 Sold (MLS) $140,000 REALCOMP
• 2020-11-13 Pending — MiRealSource-MiMLS
• 2020-11-13 Pending — REALCOMP
• 2020-10-28 Contingent — MiRealSource-MiMLS
• 2020-10-28 Contingent — REALCOMP
• 2020-10-25 Listed $129,900 MiRealSource-MiMLS
• 2020-10-25 Listed $129,900 REALCOMP
• 2012-09-19 Sold (MLS) $33,216 Greater Lansing AoR
• 2012-05-09 Listed $33,000 Greater Lansing AoR
• 2009-06-01 Listing Removed — REALCOMP
• 2009-03-18 Listed $96,000 REALCOMP
• 2007-07-06 Listing Removed — REALCOMP
• 2006-07-19 Listed $98,000 REALCOMP
• 2005-04-21 Sold (Public Records) $85,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,095 · +2.7% YoY. Source: county tax records.