1983 Maxfield Rd · Hartland, MI 48353

$299,900

3 bd · 1.0 ba · 1,725 sqft · Other public records · 55 Days on market

Built 1940 3.23 ac lot $174/sqft · 19% below area Est $358k · 16% 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 +14.9/15.0
• Cash flow +9.2/30.0
• Schools +5.2/10.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• 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

All-sports Handy Lake with an incredible 138(+/-) feet of frontage! This one-of-a-kind oversized lot offers rare space, privacy, and endless potential. The 1,678(+/-) sq ft home features 3 bedrooms and 1.5 baths, along with a walkout basement that opens directly to the lakefront setting. Perfect as a lake house or weekend getaway, the home offers a functional layout with a charming kitchen and solid bones, ready for your finishing touches. A little TLC will go a long way here. Immediate possession available. Additional township lots included, providing added value and future possibilities.

Key facts

• 3.23 acre lot
• Built 1940
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (25.4% below list).
• Recommended offer: $224k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: 131 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 55 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $100k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $300k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,834 (25.4% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $358,480
• List price: $299,900
• Delta: -16.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-62,904
• Equity at exit: $44,716

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-73,241
• Equity at exit: $25,930

Cash invested: $83,972 (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: 131
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-224

Break-even live

Break-even rent $2,522

Max offer price $260,259

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   status $299,900 Pending 55 DOM
2. 2026-06-17
   days on market $299,900 Active 55 DOM
3. 2026-06-16
   days on market $299,900 Active 54 DOM
4. 2026-06-15
   days on market $299,900 Active 53 DOM
5. 2026-06-13
   days on market $299,900 Active 51 DOM
6. 2026-06-13
   days on market $299,900 Active 50 DOM
7. 2026-06-10
   price $299,900 Active 47 DOM
8. 2026-06-09
   days on market $325,000 Active 47 DOM
9. 2026-06-08
   days on market $325,000 Active 46 DOM
10. 2026-06-07
    days on market $325,000 Active 45 DOM
11. 2026-06-04
    days on market $325,000 Active 42 DOM
12. 2026-06-03
    days on market $325,000 Active 41 DOM
13. 2026-06-02
    days on market $325,000 Active 40 DOM
14. 2026-06-02
    price $325,000 Active 39 DOM
15. 2026-06-01
    days on market $350,000 Active 39 DOM
16. 2026-05-31
    days on market $350,000 Active 38 DOM
17. 2026-05-05
    price $375,000 596-char remark

    Show marketing remark (596 chars)

    All-sports Handy Lake with an incredible 138(+/-) feet of frontage! This one-of-a-kind oversized lot offers rare space, privacy, and endless potential. The 1,678(+/-) sq ft home features 3 bedrooms and 1.5 baths, along with a walkout basement that opens directly to the lakefront setting. Perfect as a lake house or weekend getaway, the home offers a functional layout with a charming kitchen and solid bones, ready for your finishing touches. A little TLC will go a long way here. Immediate possession available. Additional township lots included, providing added value and future possibilities.

18. 2026-05-04
    price $375,000 596-char remark

    Show marketing remark (596 chars)

    All-sports Handy Lake with an incredible 138(+/-) feet of frontage! This one-of-a-kind oversized lot offers rare space, privacy, and endless potential. The 1,678(+/-) sq ft home features 3 bedrooms and 1.5 baths, along with a walkout basement that opens directly to the lakefront setting. Perfect as a lake house or weekend getaway, the home offers a functional layout with a charming kitchen and solid bones, ready for your finishing touches. A little TLC will go a long way here. Immediate possession available. Additional township lots included, providing added value and future possibilities.

19. 2026-04-24
    listed $399,900 Active 596-char remark

    Show marketing remark (596 chars)

    All-sports Handy Lake with an incredible 138(+/-) feet of frontage! This one-of-a-kind oversized lot offers rare space, privacy, and endless potential. The 1,678(+/-) sq ft home features 3 bedrooms and 1.5 baths, along with a walkout basement that opens directly to the lakefront setting. Perfect as a lake house or weekend getaway, the home offers a functional layout with a charming kitchen and solid bones, ready for your finishing touches. A little TLC will go a long way here. Immediate possession available. Additional township lots included, providing added value and future possibilities.

20. 2026-04-24
    listed $399,900 Active 596-char remark

    Show marketing remark (596 chars)

    All-sports Handy Lake with an incredible 138(+/-) feet of frontage! This one-of-a-kind oversized lot offers rare space, privacy, and endless potential. The 1,678(+/-) sq ft home features 3 bedrooms and 1.5 baths, along with a walkout basement that opens directly to the lakefront setting. Perfect as a lake house or weekend getaway, the home offers a functional layout with a charming kitchen and solid bones, ready for your finishing touches. A little TLC will go a long way here. Immediate possession available. Additional township lots included, providing added value and future possibilities.

21. 2026-04-20
    historical $399,900 596-char remark

    Show marketing remark (596 chars)

    All-sports Handy Lake with an incredible 138(+/-) feet of frontage! This one-of-a-kind oversized lot offers rare space, privacy, and endless potential. The 1,678(+/-) sq ft home features 3 bedrooms and 1.5 baths, along with a walkout basement that opens directly to the lakefront setting. Perfect as a lake house or weekend getaway, the home offers a functional layout with a charming kitchen and solid bones, ready for your finishing touches. A little TLC will go a long way here. Immediate possession available. Additional township lots included, providing added value and future possibilities.

22. 2011-03-31
    soldstatus $95,000
23. 2011-03-31
    soldstatus $95,000
24. 2010-09-12
    listed $89,900
25. 2010-09-12
    listed $89,900
26. 2010-02-12
    soldstatus $73,781

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $4,079 · $340/mo
• Expected delta: +$539/yr (+$45/mo · 15.2%)

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,860
• − Mortgage interest: −$16,799
• − Property taxes: −$3,540
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$8,724
• Taxable loss: −$8,001
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $-773/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

• 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

+408.3% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $375,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $375,000 REALCOMP
• 2026-04-24 Listed $399,900 MiRealSource-MiMLS
• 2026-04-24 Listed $399,900 REALCOMP
• 2026-04-20 Coming Soon $399,900 MiRealSource-MiMLS
• 2011-03-31 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2011-03-31 Sold (MLS) $95,000 REALCOMP
• 2010-09-12 Listed $89,900 MiRealSource-MiMLS
• 2010-09-12 Listed $89,900 REALCOMP
• 2010-02-12 Sold (Public Records) $73,781 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,540 · +2.8% YoY. Source: county tax records.