11920 Maxfield Blvd · Hartland, MI 48353

$254,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 85 Days on market

Built 1972 0.28 ac lot $279/sqft · 10% above area Est $269k · 5% 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).

• Cash flow +13.1/30.0
• ARV discount +9.8/15.0
• Schools +5.2/10.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• 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

Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you'll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

Key facts

• Brand-new roof
• New sink
• Energy efficiency

Tags

• WATERFRONT PROPERTY
• BRAND-NEW ROOF
• UPDATED INSULATION
• ENERGY EFFICIENCY
• NEW COUNTERTOPS
• NEW SINK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-10 ($-125/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (16.7% below list).
• Recommended offer: $212k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Creekside Elementary School (math 67% / reading 62%, grade B, #132 of 1,397 statewide, top 11%, 424 students, 20% 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 $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 85 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $212,208 (16.7% 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 85 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (median comp): $268,894
• List price: $254,900
• Delta: -5.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11953 Maxfield Blvd	0.05mi	3/1.0	960 (+5%)	21mo	$255,000	$266	72
1514 Maxfield Rd	0.20mi	2/1.0 (-1)	930 (+2%)	23mo	$305,000	$328	63
1552 Odette	0.35mi	3/1.0	1,008 (+10%)	7mo	$260,000	$258	60
11381 Norway Dr	0.63mi	2/1.0 (-1)	901 (-1%)	12mo	$232,000	$257	53
1494 Maxfield Rd	0.22mi	3/1.0	1,038 (+14%)	19mo	$190,000	$183	51
11405 Norway Dr	0.61mi	2/1.0 (-1)	960 (+5%)	10mo	$252,000	$263	50
11556 Broadview St	0.51mi	3/1.0	1,037 (+14%)	22mo	$256,500	$247	35

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-41,980
• Equity at exit: $38,006

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-37,463
• Equity at exit: $22,039

Cash invested: $71,372 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$244 /mo · $2,927/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-10

Break-even live

Break-even rent $2,135

Max offer price $253,066

Occupancy floor 95%

Sensitivity live

Price	-10% $134	-5% $62	+0% $-10	+5% $-83	+10% $-155
Rent	-10% $-178	-5% $-94	+0% $-10	+5% $73	+10% $157
Rate	-1.0pp $118	-0.5pp $54	base $-10	+0.5pp $-76	+1.0pp $-144

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $254,900 Active 85 DOM
2. 2026-06-18
   days on market $254,900 Active 82 DOM
3. 2026-06-17
   days on market $254,900 Active 81 DOM
4. 2026-06-16
   days on market $254,900 Active 80 DOM
5. 2026-06-15
   days on market $254,900 Active 79 DOM
6. 2026-06-13
   days on market $254,900 Active 77 DOM
7. 2026-06-13
   pricedays on market $254,900 Active 76 DOM
8. 2026-06-09
   days on market $259,900 Active 73 DOM
9. 2026-06-08
   days on market $259,900 Active 72 DOM
10. 2026-06-07
    days on market $259,900 Active 71 DOM
11. 2026-06-04
    days on market $259,900 Active 68 DOM
12. 2026-06-03
    days on market $259,900 Active 67 DOM
13. 2026-06-02
    days on market $259,900 Active 66 DOM
14. 2026-06-01
    days on market $259,900 Active 65 DOM
15. 2026-05-31
    days on market $259,900 Active 64 DOM
16. 2026-04-07
    status Active 670-char remark

    Show marketing remark (676 chars)

    Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you’ll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

17. 2026-04-07
    status Active 676-char remark

    Show marketing remark (676 chars)

    Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you’ll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

18. 2026-04-01
    status Pending 670-char remark

    Show marketing remark (676 chars)

    Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you’ll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

19. 2026-04-01
    status Pending 676-char remark

    Show marketing remark (676 chars)

    Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you’ll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

20. 2026-03-22
    listed $259,900 Active 676-char remark

    Show marketing remark (670 chars)

    Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you'll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

21. 2026-03-22
    listed $259,900 Active 670-char remark

    Show marketing remark (670 chars)

    Step into your dream coastal retreat! This waterfront property Offers such a peaceful View! The home has been meticulously cared for, featuring a brand-new roof complete with updated insulation and fresh drywall for maximum energy efficiency and peace of mind. Inside, you'll find fresh paint throughout, creating a bright and airy atmosphere that complements the new, sleek countertops and sink in the kitchen. For those needing extra space, the full basement provides endless possibilities for a home gym, workshop, or additional storage. Whether you're enjoying the breeze from your backyard or admiring the view from inside, this move-in-ready gem is ready for you!!

ⓘ 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: $2,927 · $244/mo
• Projected year-2 tax: $3,426 · $286/mo
• Expected delta: +$499/yr (+$42/mo · 17.1%)

ⓘ 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: $25,465
• − Mortgage interest: −$14,278
• − Property taxes: −$2,927
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$7,415
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $956/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

+0.0% since first listed

6 events — show timeline

• 2026-04-07 Relisted — MiRealSource-MiMLS
• 2026-04-07 Relisted — REALCOMP
• 2026-04-01 Pending — MiRealSource-MiMLS
• 2026-04-01 Pending — REALCOMP
• 2026-03-22 Listed $259,900 REALCOMP
• 2026-03-22 Listed $259,900 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $2,927 · +38.6% YoY. Source: county tax records.