9293 Wildwood Lake Dr · Northfield, MI 48189

$325,000

4 bd · 1.5 ba · 1,802 sqft · SingleFamily public records · 35 Days on market

Built 1990 0.28 ac lot Est $319k · at est.

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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 +13.6/30.0
• ARV discount +6.6/15.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• 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

WELCOME HOME TO THIS CHARMING 4 BEDROOM COLONIAL WITH 2 CAR ATTACHED GARAGE LOCATED IN WHITMORE LAKE. UPON ENTRY YOU WILL DISCOVER THE BEAUTIFUL BAY WINDOW IN THE LIVING ROOM OFFERING AMAZING NATURAL LIGHT, OPEN-CONCEPT LIVING ROOM, DINING ROOM AND KITCHEN, KITCHEN WITH PLENTY OF CABINET SPACE WITH BUILT-IN PANTRY, ADJACENT FAMILY ROOM WITH COZY FIREPLACE AND SLIDING GLASS DOORS LEADING OUT TO THE DECK AND A 1/2 BATHROOM ON MAIN LEVEL. SECOND FLOOR FEATURES 3 BEDROOMS AND A LARGE PRIMARY BEDROOM AS WELL AS A FULL BATHROOM. FINISHED BASEMENT OFFERING EXTRA STORAGE SPACE AND LAUNDRY ROOM. OUTBACK FEATURES A FENCED YARD, DOUBLE-TIERED DECK AND ABOVE GROUND POOL. Schedule your private tour today!

Key facts

• Built-in pantry
• Sliding glass doors
• Bay window

Tags

• BAY WINDOW
• OPEN-CONCEPT LIVING ROOM
• PLENTY OF CABINET SPACE
• BUILT-IN PANTRY
• COZY FIREPLACE
• SLIDING GLASS DOORS

Property features AI

Finance

• Other: Lot approximately 0.28 acres (87 x 137); Directions: South off Barker Rd, west of 23; Subdivision: NEW SUB

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Residential property; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built-in living area above grade with additional finished space below grade
• Exterior features: Deck; Above-ground outdoor pool; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace in the family room; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $19 ($225/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 $244k (24.9% below list).
• Recommended offer: $244k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Whitmore Lake Public School District (rural): math 34% / reading 44% proficiency, ranked #213 of 540 in MI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; solid renter incomes; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 34% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $190k; list at $325k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $244,053 (24.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $318,954
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9416 Wildwood Lake Dr	0.12mi	3/3.0 (-1)	1,716 (-5%)	1mo	$325,000	$189	74
9410 Sandlewood Dr	0.16mi	4/2.5	2,047 (+14%)	0mo	$469,900	$230	66
9027 Wildwood Lake Dr	0.27mi	3/2.5 (-1)	1,794 (-0%)	18mo	$280,000	$156	63
364 N Pointe Dr	0.19mi	3/1.5 (-1)	1,952 (+8%)	12mo	$344,900	$177	62
9350 Sand Pointe Dr	0.11mi	3/2.0 (-1)	1,659 (-8%)	16mo	$355,000	$214	61
9568 Main St	0.65mi	3/2.0 (-1)	1,850 (+3%)	11mo	$525,000	$284	49
9112 Main St	0.69mi	4/2.5	1,711 (-5%)	20mo	$300,950	$176	39
78 Margaret St	0.55mi	3/3.0 (-1)	1,992 (+10%)	13mo	$275,000	$138	35
9110 ELIZABETH St	0.74mi	3/1.0 (-1)	1,638 (-9%)	14mo	$250,000	$153	31

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-51,639
• Equity at exit: $48,459

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-44,118
• Equity at exit: $28,100

Cash invested: $91,000 (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: 87
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,441 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$69 /mo · $834/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $19

Break-even live

Break-even rent $2,417

Max offer price $325,000

Occupancy floor 94%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $325,000 Active 35 DOM
2. 2026-06-17
   days on market $325,000 Active 34 DOM
3. 2026-06-16
   days on market $325,000 Active 33 DOM
4. 2026-06-15
   days on market $325,000 Active 32 DOM
5. 2026-06-13
   pricedays on market $325,000 Active 30 DOM
6. 2026-06-09
   days on market $340,000 Active 26 DOM
7. 2026-06-08
   days on market $340,000 Active 25 DOM
8. 2026-06-07
   days on market $340,000 Active 24 DOM
9. 2026-06-04
   days on market $340,000 Active 21 DOM
10. 2026-06-03
    days on market $340,000 Active 20 DOM
11. 2026-06-02
    days on market $340,000 Active 19 DOM
12. 2026-06-01
    days on market $340,000 Active 18 DOM
13. 2026-05-31
    days on market $340,000 Active 17 DOM
14. 2026-05-14
    listed $340,000 Active 701-char remark

    Show marketing remark (701 chars)

    WELCOME HOME TO THIS CHARMING 4 BEDROOM COLONIAL WITH 2 CAR ATTACHED GARAGE LOCATED IN WHITMORE LAKE. UPON ENTRY YOU WILL DISCOVER THE BEAUTIFUL BAY WINDOW IN THE LIVING ROOM OFFERING AMAZING NATURAL LIGHT, OPEN-CONCEPT LIVING ROOM, DINING ROOM AND KITCHEN, KITCHEN WITH PLENTY OF CABINET SPACE WITH BUILT-IN PANTRY, ADJACENT FAMILY ROOM WITH COZY FIREPLACE AND SLIDING GLASS DOORS LEADING OUT TO THE DECK AND A 1/2 BATHROOM ON MAIN LEVEL. SECOND FLOOR FEATURES 3 BEDROOMS AND A LARGE PRIMARY BEDROOM AS WELL AS A FULL BATHROOM. FINISHED BASEMENT OFFERING EXTRA STORAGE SPACE AND LAUNDRY ROOM. OUTBACK FEATURES A FENCED YARD, DOUBLE-TIERED DECK AND ABOVE GROUND POOL. Schedule your private tour today!

15. 2026-05-14
    listed $340,000 Active

    Show marketing remark (701 chars)

    WELCOME HOME TO THIS CHARMING 4 BEDROOM COLONIAL WITH 2 CAR ATTACHED GARAGE LOCATED IN WHITMORE LAKE. UPON ENTRY YOU WILL DISCOVER THE BEAUTIFUL BAY WINDOW IN THE LIVING ROOM OFFERING AMAZING NATURAL LIGHT, OPEN-CONCEPT LIVING ROOM, DINING ROOM AND KITCHEN, KITCHEN WITH PLENTY OF CABINET SPACE WITH BUILT-IN PANTRY, ADJACENT FAMILY ROOM WITH COZY FIREPLACE AND SLIDING GLASS DOORS LEADING OUT TO THE DECK AND A 1/2 BATHROOM ON MAIN LEVEL. SECOND FLOOR FEATURES 3 BEDROOMS AND A LARGE PRIMARY BEDROOM AS WELL AS A FULL BATHROOM. FINISHED BASEMENT OFFERING EXTRA STORAGE SPACE AND LAUNDRY ROOM. OUTBACK FEATURES A FENCED YARD, DOUBLE-TIERED DECK AND ABOVE GROUND POOL. Schedule your private tour today!

16. 2006-06-23
    soldstatus $190,000
17. 2006-06-13
    soldstatus $190,000 419-char remark

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

18. 2006-06-13
    soldstatus $190,000

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

19. 2006-06-13
    soldstatus $190,000

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

20. 2006-05-11
    historical 419-char remark

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

21. 2006-05-11
    historical

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

22. 2006-04-17
    listed $215,000 419-char remark

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

23. 2006-04-17
    listed $215,000

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

24. 2006-04-17
    listed $215,000

    Show marketing remark (419 chars)

    LOCATED IN A FRIENDLY, QUIET NEIGHBORHOOD WITH A RURAL FEELING. RE ADY TO MOVE IN. ALL 6-YEAR OLD APPLIANCES INCLUDED. OPEN DINING/K ITCHEN. COZY FAMILY ROOM WITH BRICK FIREPLACE. NICELY FINISHED LA RGE REC ROOM. 600 SQ FT DECK WITH HOT TUB OVER-LOOKING YEAR OLD AB O POOL HEATED WITH CLORINATOR. EXTRA NICE LANDSCAPING. FENCED YAR D. DRIVEWAY HAS EXTRA PAVED APRON FOR ADDITIONAL PARKING. EASY AC CESS TO AA AND US 23.

25. 1999-05-11
    soldstatus $180,000
26. 1999-04-21
    soldstatus $180,000
27. 1999-01-26
    listed $184,900

ⓘ 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: $834 · $69/mo
• Projected year-2 tax: $2,919 · $243/mo
• Expected delta: +$2,086/yr (+$174/mo · 250.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $29,286
• − Mortgage interest: −$18,205
• − Property taxes: −$834
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$9,455
• Taxable loss: −$5,518
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $1,550/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: Whitmore Lake Public School District
• NCES district ID: 2636330
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $55,263
• Composite: 34.13/100
• National rank: #5286
• State rank: #213 of 540 in MI

Livability — Northfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Whitmore Lake, MI
• County: Washtenaw County · 306,860 people
• 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 (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: 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 · 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: ▼ -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

+83.9% since first listed

14 events — show timeline

• 2026-05-14 Listed $340,000 REALCOMP
• 2026-05-14 Listed $340,000 MiRealSource-MiMLS
• 2006-06-23 Sold (Public Records) $190,000 Public Records
• 2006-06-13 Sold (MLS) $190,000 AAMLS
• 2006-06-13 Sold (MLS) $190,000 SW Michigan MLS
• 2006-06-13 Sold (MLS) $190,000 MiRealSource-MiMLS
• 2006-05-11 Delisted — AAMLS
• 2006-05-11 Listing Removed — MiRealSource-MiMLS
• 2006-04-17 Listed $215,000 AAMLS
• 2006-04-17 Listed $215,000 SW Michigan MLS
• 2006-04-17 Listed $215,000 MiRealSource-MiMLS
• 1999-05-11 Sold (Public Records) $180,000 Public Records
• 1999-04-21 Sold (MLS) $180,000 REALCOMP
• 1999-01-26 Listed $184,900 REALCOMP

Property tax history

-9.9%/yr

Latest (2025): $834 · -78.2% YoY. Source: county tax records.