11011 Hamburg Rd · Whitmore Lake, MI 48189

$250,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 15 Days on market

Built 1987 0.82 ac lot Est $362k · 31% 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 +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

Key facts

• Split bedroom design
• Large closet
• Attached bathroom

Tags

• HUGE CORNER LOT
• 20X20 POLEBARN
• ENCLOSED SUN ROOM
• SPLIT BEDROOM DESIGN
• LARGE CLOSET
• ATTACHED BATHROOM

Property features AI

Exterior

• Parking: Attached, assigned garage; Approximately 2.5 garage spaces
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank; Cable available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Asphalt roof; Built on crawl space
• Exterior features: Deck; Lighting; Barn(s); Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave; Crawl space basement; Lighting
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $3 ($41/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 $213k (14.6% below list).
• Recommended offer: $213k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in Whitmore Lake — 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 71/100 on livability (#279 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pinckney Community Schools (suburban): math 34% / reading 52% proficiency, ranked #135 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Country Elementary School (math 52% / reading 47%, grade D, #382 of 1,397 statewide, top 30%, 276 students, 30% FRL); Pathfinder School (math 33% / reading 60%, grade D+, #150 of 493 statewide, top 31%, 478 students, 30% FRL); Pinckney Community High School (math 32% / reading 62%, grade D-, #187 of 713 statewide, top 29%, 685 students, 22% FRL).
• Market conditions: 89 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 $8k 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 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $202k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $213,482 (14.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $362,112
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11011 Hamburg Rd	0.00mi	3/2.0	1,886 (0%)	1mo	$230,000	$122	99
11043 Hamburg Rd	0.05mi	3/1.5	2,036 (+8%)	1mo	$325,000	$160	81
11071 Silver Dr	0.16mi	4/2.0 (+1)	2,001 (+6%)	2mo	$385,000	$192	75
11094 Shadow Woods Ln	0.28mi	3/1.5	1,844 (-2%)	11mo	$370,000	$201	72
11220 Silver Dr	0.14mi	4/3.0 (+1)	1,826 (-3%)	11mo	$431,000	$236	70
6833 Strawberry Lake Rd	0.44mi	3/2.5	1,898 (+1%)	12mo	$599,900	$316	66
7150 Stone St	0.46mi	3/2.0	1,852 (-2%)	22mo	$245,500	$133	57
11022 Shadow Woods Ln	0.24mi	4/2.5 (+1)	2,000 (+6%)	23mo	$400,000	$200	52
10410 Livingston St	0.67mi	3/1.0	2,152 (+14%)	13mo	$235,000	$109	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-40,287
• Equity at exit: $37,276

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-34,781
• Equity at exit: $21,615

Cash invested: $70,000 (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 48189

• Active inventory: 89
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$268 /mo · $3,215/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $3

Break-even live

Break-even rent $2,130

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $74	+0% $3	+5% $-67	+10% $-138
Rent	-10% $-165	-5% $-81	+0% $3	+5% $88	+10% $172
Rate	-1.0pp $129	-0.5pp $67	base $3	+0.5pp $-61	+1.0pp $-127

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-30
   status Pending 619-char remark

   Show marketing remark (619 chars)

   Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

2. 2026-04-30
   status Pending

   Show marketing remark (619 chars)

   Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

3. 2026-04-21
   historical Accepting Backup Offers 619-char remark

   Show marketing remark (619 chars)

   Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

4. 2026-04-21
   historical Active Under Contract

   Show marketing remark (619 chars)

   Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

5. 2026-04-15
   listed $250,000 Active

   Show marketing remark (619 chars)

   Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

6. 2026-04-15
   listed $250,000 Active 619-char remark

   Show marketing remark (619 chars)

   Prime location on a huge corner lot and with a 20x20 polebarn that has electricity and concrete floors! 0% down no PMI mortgage option available~ Unlimited potential to finish out the finishing touches on this ranch. All paved roads, easy access to US-23, Hamburg shopping, and community library/playgrounds! Huge living area that is open to the kitchen and dining area. Enclosed sun room overlooks the backyard. Split bedroom design with the primary bedroom having a large closet and attached bathroom. Attached 2-car garage, too! New well pump and pressure tank in 2021, new carpeting in 2023, composite deck in 2025.

7. 2021-06-23
   soldstatus $202,000
8. 2021-06-11
   soldstatus $202,000 Sold
9. 2021-06-11
   soldstatus $202,000
10. 2021-06-09
    status Pending
11. 2021-06-08
    status Pending
12. 2021-03-02
    historical Keep Showing-Contgcy Appl
13. 2021-03-02
    historical Active - Contingent
14. 2021-02-19
    price $199,000
15. 2021-02-18
    price $199,000
16. 2021-01-19
    listed $229,000 Active
17. 2021-01-19
    listed $229,000 Active
18. 2021-01-19
    listed $199,000

ⓘ 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: $3,215 · $268/mo
• Projected year-2 tax: $3,532 · $294/mo
• Expected delta: +$318/yr (+$26/mo · 9.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $25,618
• − Mortgage interest: −$14,004
• − Property taxes: −$3,215
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$7,273
• Taxable loss: −$4,222
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $1,055/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: Pinckney Community Schools
• NCES district ID: 2628140
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $74,072
• Composite: 39.21/100
• National rank: #4016
• State rank: #135 of 540 in MI

Livability — Whitmore Lake

• Score: 71/100
• State rank: #279
• US rank: #6864

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washtenaw County · 306,860 people
• City population: 13,893
• Metro: Ann Arbor, MI
• Population (ZIP): 13,893
• Household income: $87,145
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 105.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 9% Lithuanian 6% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -192.47%
• Current HPI: 187.7383
• Rent YoY: —
• 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

+9.2% since first listed

18 events — show timeline

• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-21 Contingent — MiRealSource-MiMLS
• 2026-04-21 Contingent — REALCOMP
• 2026-04-15 Listed $250,000 REALCOMP
• 2026-04-15 Listed $250,000 MiRealSource-MiMLS
• 2021-06-23 Sold (Public Records) $202,000 Public Records
• 2021-06-11 Sold (MLS) $202,000 REALCOMP
• 2021-06-11 Sold (MLS) $202,000 AAMLS
• 2021-06-09 Pending — MiRealSource-MiMLS
• 2021-06-08 Pending — AAMLS
• 2021-03-02 Contingent — MiRealSource-MiMLS
• 2021-03-02 Contingent — AAMLS
• 2021-02-19 Price Changed $199,000 MiRealSource-MiMLS
• 2021-02-18 Price Changed $199,000 AAMLS
• 2021-01-19 Listed $199,000 REALCOMP
• 2021-01-19 Listed $229,000 AAMLS
• 2021-01-19 Listed $229,000 MiRealSource-MiMLS

Property tax history

+5.7%/yr

Latest (2025): $3,215 · +2.8% YoY. Source: county tax records.