585 Olds St · Ypsilanti, MI 48198

$175,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily · 1 Days on market

Built 1955 6,534 sqft lot Est $213k · 18% under

---

Why this score? — see what drove the C+ 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• 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

Welcome to this charming ranch tucked into Ypsilanti's Westwillow neighborhood, where comfortable one-level living and everyday convenience come together. Mature shade trees and an attached garage create inviting curb appeal, while the covered front porch offers a warm welcome home. Step inside to a bright, open living room filled with natural light and finished with easy-care luxury vinyl flooring. The flowing layout makes everyday living and entertaining feel effortless. Just beyond, the spacious eat-in kitchen offers abundant cabinet and counter space, ceramic tile flooring, and room for gathering around the table. Three comfortable bedrooms provide flexibility for guests, hobbies, or a home office, all complemented by a full bath with updated fixtures and a clean, timeless feel. Neutral finishes throughout create a move-in ready space that is easy to make your own. Outside, the generous backyard offers plenty of room to relax, garden, or enjoy outdoor activities. An attached one-car garage and driveway provide additional storage and convenience. Located near major roads, shopping, dining, and everyday amenities, this well-maintained ranch delivers a wonderful opportunity to enjoy simple, comfortable living in a convenient Ypsilanti location. Schedule your private showing today and come see all this inviting home has to offer.

Key facts

• Covered front porch
• One level living
• Mature shade trees

Tags

• ONE LEVEL LIVING
• MATURE SHADE TREES
• COVERED FRONT PORCH
• BRIGHT OPEN LIVING ROOM
• SPACIOUS EAT IN KITCHEN
• ABUNDANT CABINET SPACE

Property features AI

Finance

• Other: Lot is level and paved access; approximately 0.15 acres (dimensions 60 x 109 x 59 x 110)

Exterior

• Parking: Attached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available; Underground utilities
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Outdoor lighting; Porch

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: High-speed internet available; Smart thermostat; Unfurnished
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/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 8.7% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1955 — 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: 1.04% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $213,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 Nash Ave	0.13mi	3/1.5	1,064 (-6%)	1mo	$140,000	$132	82
670 Desoto Ave	0.09mi	3/1.0	1,036 (-8%)	2mo	$225,000	$217	81
903 Nash Ave	0.33mi	3/1.5	1,036 (-8%)	0mo	$225,000	$217	69
880 Nash Ave	0.30mi	3/1.5	1,276 (+13%)	2mo	$235,000	$184	61
650 Eugene St	0.38mi	3/1.5	1,008 (-11%)	5mo	$175,000	$174	58
633 Fox Ave	0.44mi	3/1.5	1,008 (-11%)	3mo	$179,900	$178	57
1125 Zephyr St	0.61mi	3/1.0	1,064 (-6%)	6mo	$171,000	$161	57
830 Eugene St	0.50mi	3/1.0	1,008 (-11%)	4mo	$190,400	$189	56
203 Dakota Ave	0.49mi	4/2.0 (+1)	1,208 (+7%)	2mo	$229,900	$190	55
1109 Buick Ave	0.58mi	3/1.0	1,026 (-9%)	3mo	$146,500	$143	55
1021 Desoto Ave	0.48mi	3/1.0	968 (-14%)	5mo	$199,900	$207	50
1168 Studebaker Ave	0.66mi	3/2.0	1,008 (-11%)	6mo	$230,000	$228	43

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,510
• Equity at exit: $26,093

10-year hold

• IRR: 9.1%
• Equity multiple: 1.74×
• Total profit: $36,336
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$918
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $351

Break-even live

Break-even rent $1,379

Max offer price $175,000

Occupancy floor 76%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
590 Olds St Ypsilanti, MI	3.0	1.0	1188	$1,600	$1.35	24d	1	0.05mi
677 Onandaga Ave Ypsilanti, MI	4.0	2.0	1412	$2,300	$1.63	1d	1	0.30mi
719 Oswego Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	20d	1	0.36mi
2355 Briardale Ct Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	43d	1	0.66mi
1311 Nash Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	17d	1	0.72mi
1428 Village Ln Ypsilanti, MI	1.0–2.0	1.0	860	$1,550	$1.80	43d	1	1.02mi
1176 Hawthorne Ave Ypsilanti, MI	2.0	1.0	720	$1,400	$1.94	24d	1	1.13mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1351 chars)

   Welcome to this charming ranch tucked into Ypsilanti's Westwillow neighborhood, where comfortable one-level living and everyday convenience come together. Mature shade trees and an attached garage create inviting curb appeal, while the covered front porch offers a warm welcome home. Step inside to a bright, open living room filled with natural light and finished with easy-care luxury vinyl flooring. The flowing layout makes everyday living and entertaining feel effortless. Just beyond, the spacious eat-in kitchen offers abundant cabinet and counter space, ceramic tile flooring, and room for gathering around the table. Three comfortable bedrooms provide flexibility for guests, hobbies, or a home office, all complemented by a full bath with updated fixtures and a clean, timeless feel. Neutral finishes throughout create a move-in ready space that is easy to make your own. Outside, the generous backyard offers plenty of room to relax, garden, or enjoy outdoor activities. An attached one-car garage and driveway provide additional storage and convenience. Located near major roads, shopping, dining, and everyday amenities, this well-maintained ranch delivers a wonderful opportunity to enjoy simple, comfortable living in a convenient Ypsilanti location. Schedule your private showing today and come see all this inviting home has to offer.

2. 2026-06-18
   listed $175,000 Active 1 DOM

   Show marketing remark (1351 chars)

   Welcome to this charming ranch tucked into Ypsilanti's Westwillow neighborhood, where comfortable one-level living and everyday convenience come together. Mature shade trees and an attached garage create inviting curb appeal, while the covered front porch offers a warm welcome home. Step inside to a bright, open living room filled with natural light and finished with easy-care luxury vinyl flooring. The flowing layout makes everyday living and entertaining feel effortless. Just beyond, the spacious eat-in kitchen offers abundant cabinet and counter space, ceramic tile flooring, and room for gathering around the table. Three comfortable bedrooms provide flexibility for guests, hobbies, or a home office, all complemented by a full bath with updated fixtures and a clean, timeless feel. Neutral finishes throughout create a move-in ready space that is easy to make your own. Outside, the generous backyard offers plenty of room to relax, garden, or enjoy outdoor activities. An attached one-car garage and driveway provide additional storage and convenience. Located near major roads, shopping, dining, and everyday amenities, this well-maintained ranch delivers a wonderful opportunity to enjoy simple, comfortable living in a convenient Ypsilanti location. Schedule your private showing today and come see all this inviting home has to offer.

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,941 · $162/mo
• Expected delta: +$754/yr (+$63/mo · 63.5%)

ⓘ 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: $21,875
• − Mortgage interest: −$9,803
• − Property taxes: −$1,187
• − Insurance: −$875
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$5,091
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $3,866/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

-79.3% since first listed

5 events — show timeline

• 2026-06-18 Listed $175,000 MiRealSource-MiMLS
• 2026-06-18 Listed $175,000 REALCOMP
• 2026-04-02 Rental Removed $1,900 APPFOLIO
• 2026-02-22 Listed for Rent $1,900 APPFOLIO
• 2017-02-24 Sold (Public Records) $844,364 Public Records

Property tax history

-0.3%/yr

Latest (2016): $1,187 · +1.3% YoY. Source: county tax records.