1567 Stratford Ct · Ypsilanti, MI 48198

$175,000

3 bd · 1.5 ba · 1,489 sqft · SingleFamily public records · 4 Days on market

Built 1966 7,405 sqft lot Est $286k · 39% under

---

Why this score? — see what drove the B 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a quiet street in Woodland Acres surrounded by well cared for homes, this spacious 4 bedroom, 1.5 bath two story offers an exceptional opportunity for buyers ready to take on a meaningful renovation project. The home features a classic layout with hardwood floors through much of the main and upper levels, a large living room with picture window, and a kitchen that overlooks the family room with fireplace. All four bedrooms are located upstairs and include hardwood flooring. An attached two car garage and mature lot add to the appeal. The property will require repair and updating, but the size, setting, and neighborhood provide a strong starting point for someone looking to make the home their own.

Key facts

• Quiet street
• Large living room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE LIVING ROOM
• KITCHEN OVERLOOKS FAMILY ROOM
• FAMILY ROOM WITH FIREPLACE
• ATTACHED TWO CAR GARAGE
• QUIET STREET

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Colonial-style single-family home; Built in 1966; Living area approximately 1,537
• Construction: Brick and wood siding construction
• Exterior features: Public water; 0.17-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; 8 total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.8% 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 fast (+4.4%/yr); 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% 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 $5k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 16y 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 $117k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1966 — 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: 1.22% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $285,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1567 Stratford Ct	0.00mi	3/1.5	1,537 (+3%)	0mo	$180,000	$117	94
8672 Hemlock Ct	0.16mi	3/2.0	1,412 (-5%)	1mo	$285,000	$202	81
8781 Nottingham Dr	0.07mi	3/1.5	1,343 (-10%)	2mo	$240,000	$179	79
1477 Rue Deauville Blvd	0.32mi	3/1.5	1,546 (+4%)	2mo	$309,000	$200	77
1244 Lexington Pkwy	0.26mi	4/1.5 (+1)	1,492 (+0%)	7mo	$251,000	$168	77
1720 Bridgewater Dr	0.55mi	3/1.5	1,554 (+4%)	2mo	$350,000	$225	66
1043 Rue Deauville Blvd	0.59mi	3/1.5	1,528 (+3%)	8mo	$294,000	$192	61
1794 Hamlet Dr	0.35mi	3/1.5	1,684 (+13%)	5mo	$296,000	$176	58
1788 Savannah Ln	0.57mi	3/2.5	1,598 (+7%)	5mo	$335,900	$210	53
1082 Rue Deauville Blvd	0.55mi	3/2.5	1,650 (+11%)	2mo	$339,900	$206	51
1140 Redleaf Ln	0.53mi	3/1.0	1,296 (-13%)	2mo	$226,000	$174	50
1213 Commonwealth Ave	0.55mi	3/2.0	1,326 (-11%)	5mo	$215,000	$162	50

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,237
• Equity at exit: $26,093

10-year hold

• IRR: 14.5%
• Equity multiple: 2.24×
• Total profit: $60,969
• Equity at exit: $15,131

Cash invested: $49,000 (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 48198

• Rents YoY: 4.4%
• Active inventory: 166
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $512

Break-even live

Break-even rent $1,486

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Devon St Ypsilanti, MI	3.0	1.0	1300	$2,300	$1.77	43d	1	0.09mi
907 E Forest Ave Ypsilanti, MI	2.0	1.0	882	$1,575	$1.79	17d	1	0.98mi
1993 Arbor Woods Blvd Superior Charter Twp, MI	3.0	2.0	1056	$1,249	$1.18	14d	1	1.14mi

Listing history 48 events

1. 2026-05-23
   listed $175,000 Active 713-char remark

   Show marketing remark (713 chars)

   Set on a quiet street in Woodland Acres surrounded by well cared for homes, this spacious 4 bedroom, 1.5 bath two story offers an exceptional opportunity for buyers ready to take on a meaningful renovation project. The home features a classic layout with hardwood floors through much of the main and upper levels, a large living room with picture window, and a kitchen that overlooks the family room with fireplace. All four bedrooms are located upstairs and include hardwood flooring. An attached two car garage and mature lot add to the appeal. The property will require repair and updating, but the size, setting, and neighborhood provide a strong starting point for someone looking to make the home their own.

2. 2026-05-23
   listed $175,000 Active

   Show marketing remark (713 chars)

   Set on a quiet street in Woodland Acres surrounded by well cared for homes, this spacious 4 bedroom, 1.5 bath two story offers an exceptional opportunity for buyers ready to take on a meaningful renovation project. The home features a classic layout with hardwood floors through much of the main and upper levels, a large living room with picture window, and a kitchen that overlooks the family room with fireplace. All four bedrooms are located upstairs and include hardwood flooring. An attached two car garage and mature lot add to the appeal. The property will require repair and updating, but the size, setting, and neighborhood provide a strong starting point for someone looking to make the home their own.

3. 2026-05-23
   listed $175,000 Active 713-char remark

   Show marketing remark (713 chars)

   Set on a quiet street in Woodland Acres surrounded by well cared for homes, this spacious 4 bedroom, 1.5 bath two story offers an exceptional opportunity for buyers ready to take on a meaningful renovation project. The home features a classic layout with hardwood floors through much of the main and upper levels, a large living room with picture window, and a kitchen that overlooks the family room with fireplace. All four bedrooms are located upstairs and include hardwood flooring. An attached two car garage and mature lot add to the appeal. The property will require repair and updating, but the size, setting, and neighborhood provide a strong starting point for someone looking to make the home their own.

4. 2017-01-16
   status Pending
5. 2017-01-13
   soldstatus $116,800 Sold
6. 2017-01-13
   soldstatus $116,800 Sold
7. 2017-01-13
   soldstatus $116,800
8. 2017-01-13
   soldstatus $116,800 Closed
9. 2016-12-03
   historical Keep Showing-Contgcy Appl
10. 2016-12-03
    historical Contingent - Continue To Show
11. 2016-12-03
    historical Active - Contingent
12. 2016-11-30
    price $114,800
13. 2016-11-29
    price $114,800
14. 2016-11-29
    price $114,800
15. 2016-11-18
    status Active
16. 2016-11-12
    status Active
17. 2016-11-12
    status Active
18. 2016-11-07
    historical Keep Showing-Contgcy Appl
19. 2016-11-07
    historical Contingent - Continue To Show
20. 2016-11-07
    historical Active - Contingent
21. 2016-11-03
    status Active
22. 2016-11-03
    status Active
23. 2016-11-03
    status Active
24. 2016-10-30
    historical Keep Showing-Contgcy Appl
25. 2016-10-30
    historical Contingent - Continue To Show
26. 2016-10-30
    historical Active - Contingent
27. 2016-10-20
    status Active
28. 2016-10-20
    status Active
29. 2016-10-20
    status Active
30. 2016-10-06
    historical
31. 2016-10-06
    historical Temporarily Off Market
32. 2016-10-06
    historical
33. 2016-08-30
    price $119,800
34. 2016-08-30
    price $119,800
35. 2016-08-30
    price $119,800
36. 2016-08-28
    status Active
37. 2016-08-22
    status Active
38. 2016-08-22
    status Active
39. 2016-08-16
    historical
40. 2016-08-16
    historical Temporarily Off Market
41. 2016-08-16
    historical
42. 2016-08-06
    listed $126,500 Active
43. 2016-08-06
    listed $126,500 Active
44. 2016-08-06
    listed $126,500 Active
45. 2016-08-05
    listed $114,800
46. 2010-07-30
    soldstatus $32,000
47. 2010-06-23
    listed $30,690
48. 1991-09-19
    soldstatus $73,750

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,445 · $204/mo
• Expected delta: +$250/yr (+$21/mo · 11.4%)

ⓘ 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 ≥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: $25,597
• − Mortgage interest: −$9,803
• − Property taxes: −$2,195
• − Insurance: −$875
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,091
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $5,290/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

• 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

+137.3% since first listed

48 events — show timeline

• 2026-05-23 Listed $175,000 MiRealSource-MiMLS
• 2026-05-23 Listed $175,000 SW Michigan MLS
• 2026-05-23 Listed $175,000 REALCOMP
• 2017-01-16 Pending — AAMLS
• 2017-01-13 Sold (MLS) $116,800 MiRealSource-MiMLS
• 2017-01-13 Sold (MLS) $116,800 SW Michigan MLS
• 2017-01-13 Sold (MLS) $116,800 AAMLS
• 2017-01-13 Sold (MLS) $116,800 REALCOMP
• 2016-12-03 Contingent — MiRealSource-MiMLS
• 2016-12-03 Contingent — REALCOMP
• 2016-12-03 Contingent — AAMLS
• 2016-11-30 Price Changed $114,800 MiRealSource-MiMLS
• 2016-11-29 Price Changed $114,800 REALCOMP
• 2016-11-29 Price Changed $114,800 AAMLS
• 2016-11-18 Relisted — MiRealSource-MiMLS
• 2016-11-12 Relisted — REALCOMP
• 2016-11-12 Relisted — AAMLS
• 2016-11-07 Contingent — MiRealSource-MiMLS
• 2016-11-07 Contingent — REALCOMP
• 2016-11-07 Contingent — AAMLS
• 2016-11-03 Relisted — REALCOMP
• 2016-11-03 Relisted — MiRealSource-MiMLS
• 2016-11-03 Relisted — AAMLS
• 2016-10-30 Contingent — MiRealSource-MiMLS
• 2016-10-30 Contingent — REALCOMP
• 2016-10-30 Contingent — AAMLS
• 2016-10-20 Relisted — MiRealSource-MiMLS
• 2016-10-20 Relisted — REALCOMP
• 2016-10-20 Relisted — AAMLS
• 2016-10-06 Listing Removed — REALCOMP
• 2016-10-06 Listing Removed — MiRealSource-MiMLS
• 2016-10-06 Delisted — AAMLS
• 2016-08-30 Price Changed $119,800 MiRealSource-MiMLS
• 2016-08-30 Price Changed $119,800 REALCOMP
• 2016-08-30 Price Changed $119,800 AAMLS
• 2016-08-28 Relisted — MiRealSource-MiMLS
• 2016-08-22 Relisted — REALCOMP
• 2016-08-22 Relisted — AAMLS
• 2016-08-16 Listing Removed — REALCOMP
• 2016-08-16 Listing Removed — MiRealSource-MiMLS
• 2016-08-16 Delisted — AAMLS
• 2016-08-06 Listed $126,500 MiRealSource-MiMLS
• 2016-08-06 Listed $126,500 REALCOMP
• 2016-08-06 Listed $126,500 AAMLS
• 2016-08-05 Listed $114,800 SW Michigan MLS
• 2010-07-30 Sold (MLS) $32,000 REALCOMP
• 2010-06-23 Listed $30,690 REALCOMP
• 1991-09-19 Sold (Public Records) $73,750 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,195 · -29.5% YoY. Source: county tax records.