11 Faust Ct · Ann Arbor, MI 48108

$250,000

4 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 5 Days on market

Built 1971 10,019 sqft lot $248/sqft · 7% above area Est $233k · 7% over ↓ 7% since listing

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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 +23.8/30.0
• DSCR +7.7/10.0
• Schools +6.5/10.0
• 1% rule +5.4/10.0
• Livability +4.4/5.0
• ARV discount +4.3/15.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-Bedroom Ranch with Large Yard – Endless Potential! Welcome to this hard-to-find 4-bedroom ranch offering space, functionality, and incredible opportunity! Situated on a generous lot with a fully fenced backyard, this home is perfect for anyone looking for room to grow, entertain, or simply enjoy single-level living. Step inside to a bright and expansive living area filled with natural light, creating a warm and inviting atmosphere. The layout offers flexibility with four bedrooms - ideal for families, guests, or a home office setup. The kitchen provides ample cabinet space and flows into a dining area, ready for your personal touch and updates. Each bedroom is comfortably sized, while the full bath is conveniently located for everyday living. Outside, enjoy a large backyard with plenty of space for gatherings, pets, or future enhancements. The extended driveway offers convenient parking. BATVAI

Key facts

• 0.23 acre lot
• Built 1971
• Listed 5 days

Property features AI

Finance

• Other: Pets allowed: cats and dogs

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Patio; Back yard fencing; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Free-standing electric range; Free-standing refrigerator; Crawl space basement
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.6% vs local median 2.5% in Ann Arbor — 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 88/100 on livability (#10 in MI, #155 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D.
• Ann Arbor Public Schools (urban): math 71% / reading 81% proficiency, ranked #6 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+5.7%/yr); 151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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 $8k 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 + 5.7% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1971 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $233,239
• List price: $250,000
• Delta: 15.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Blain Ct	0.22mi	3/1.0 (-1)	974 (-3%)	15mo	$210,000	$216	67
11 Metroview Ct	0.09mi	3/1.0 (-1)	864 (-14%)	5mo	$230,000	$266	63
3141 Mc Comb St	0.65mi	3/1.0 (-1)	1,044 (+4%)	3mo	$310,000	$297	56
2110 Champagne Dr	0.17mi	3/1.0 (-1)	864 (-14%)	12mo	$325,001	$376	54
14 Blain Court Ct	0.21mi	3/1.0 (-1)	864 (-14%)	12mo	$195,000	$226	51
3195 Nordman Rd	0.67mi	3/1.0 (-1)	988 (-2%)	11mo	$320,000	$324	51
16 Jay Lee Ct	0.36mi	3/1.5 (-1)	1,080 (+7%)	16mo	$300,000	$278	51
2148 Champagne Dr	0.18mi	3/1.0 (-1)	864 (-14%)	20mo	$235,000	$272	47
2935 Marshall St	0.59mi	3/1.5 (-1)	980 (-3%)	19mo	$334,900	$342	45
2188 Hemlock Dr	0.29mi	3/1.0 (-1)	864 (-14%)	22mo	$194,000	$225	39
2183 Hemlock Dr	0.29mi	3/1.0 (-1)	864 (-14%)	22mo	$196,500	$227	39

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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,726
• Equity at exit: $37,276

10-year hold

• IRR: 11.2%
• Equity multiple: 1.98×
• Total profit: $68,458
• 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 48108

• Rents YoY: 5.7%
• Active inventory: 151
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $479

Break-even live

Break-even rent $1,996

Max offer price $250,000

Occupancy floor 77%

Sensitivity live

Price	-10% $621	-5% $550	+0% $479	+5% $408	+10% $338
Rent	-10% $274	-5% $376	+0% $479	+5% $582	+10% $685
Rate	-1.0pp $605	-0.5pp $543	base $479	+0.5pp $414	+1.0pp $349

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3238 Platt Rd Ann Arbor, MI	3.0	1.5	1488	$2,500	$1.68	44d	1	0.77mi
2511 Packard St Ann Arbor, MI	2.0–3.0	2.0	1200	$2,539	$2.12	14d	7	0.96mi
3029 Charing Cross Rd Unit 3029 Ann Arbor, MI	3.0	2.5	1400	$2,400	$1.71	44d	1	1.38mi
2021 Medford Rd Ann Arbor, MI	1.0–3.0	1.0–2.0	937	$1,760	$1.88	21d	5	1.50mi

Listing history 6 events

1. 2026-05-16
   listed $250,000 Active 937-char remark

   Show marketing remark (937 chars)

   Spacious 4-Bedroom Ranch with Large Yard – Endless Potential! Welcome to this hard-to-find 4-bedroom ranch offering space, functionality, and incredible opportunity! Situated on a generous lot with a fully fenced backyard, this home is perfect for anyone looking for room to grow, entertain, or simply enjoy single-level living. Step inside to a bright and expansive living area filled with natural light, creating a warm and inviting atmosphere. The layout offers flexibility with four bedrooms - ideal for families, guests, or a home office setup. The kitchen provides ample cabinet space and flows into a dining area, ready for your personal touch and updates. Each bedroom is comfortably sized, while the full bath is conveniently located for everyday living. Outside, enjoy a large backyard with plenty of space for gatherings, pets, or future enhancements. The extended driveway offers convenient parking. BATVAI

2. 2026-05-16
   listed $250,000 Active 928-char remark

   Show marketing remark (937 chars)

   Spacious 4-Bedroom Ranch with Large Yard – Endless Potential! Welcome to this hard-to-find 4-bedroom ranch offering space, functionality, and incredible opportunity! Situated on a generous lot with a fully fenced backyard, this home is perfect for anyone looking for room to grow, entertain, or simply enjoy single-level living. Step inside to a bright and expansive living area filled with natural light, creating a warm and inviting atmosphere. The layout offers flexibility with four bedrooms - ideal for families, guests, or a home office setup. The kitchen provides ample cabinet space and flows into a dining area, ready for your personal touch and updates. Each bedroom is comfortably sized, while the full bath is conveniently located for everyday living. Outside, enjoy a large backyard with plenty of space for gatherings, pets, or future enhancements. The extended driveway offers convenient parking. BATVAI

3. 2026-05-15
   historical $250,000 937-char remark

   Show marketing remark (937 chars)

   Spacious 4-Bedroom Ranch with Large Yard – Endless Potential! Welcome to this hard-to-find 4-bedroom ranch offering space, functionality, and incredible opportunity! Situated on a generous lot with a fully fenced backyard, this home is perfect for anyone looking for room to grow, entertain, or simply enjoy single-level living. Step inside to a bright and expansive living area filled with natural light, creating a warm and inviting atmosphere. The layout offers flexibility with four bedrooms - ideal for families, guests, or a home office setup. The kitchen provides ample cabinet space and flows into a dining area, ready for your personal touch and updates. Each bedroom is comfortably sized, while the full bath is conveniently located for everyday living. Outside, enjoy a large backyard with plenty of space for gatherings, pets, or future enhancements. The extended driveway offers convenient parking. BATVAI

4. 2026-05-14
   historical
5. 2026-05-01
   listed $270,000 Active
6. 2026-05-01
   listed $270,000 Active

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $2,896 · $241/mo
• Expected delta: +$954/yr (+$80/mo · 49.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $31,233
• − Mortgage interest: −$14,004
• − Property taxes: −$1,941
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$7,273
• Taxable income: $1,768
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $5,326/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: Ann Arbor Public Schools
• NCES district ID: 2602820
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 81% ▲ 11.00%
• Median HH income: $60,768
• Composite: 65.34/100
• National rank: #487
• State rank: #6 of 540 in MI

Livability — Ann Arbor

• Score: 88/100
• State rank: #10
• US rank: #155

Category grades

Amenities A+ Commute A+ Cost of living D Crime C Employment A+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ann Arbor, MI
• County: Washtenaw County · 306,860 people
• City population: 163,747
• Metro: Ann Arbor, MI
• Population (ZIP): 27,666
• Household income: $89,355
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1390.0

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 0.62)
• Race & ethnicity: White 58% Black 16% Asian 14% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 23% · China, Canada, South Korea
• Languages at home: 72% English-only · Arabic 5% Other Indo-European 5% Chinese 5%

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: ▼ -221.96%
• Current HPI: 216.8067
• Rent YoY: ▲ 5.72%
• 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

-7.4% since first listed

8 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-16 Listed $250,000 MiRealSource-MiMLS
• 2026-05-16 Listed $250,000 REALCOMP
• 2026-05-15 Coming Soon $250,000 MiRealSource-MiMLS
• 2026-05-14 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listed $270,000 REALCOMP
• 2026-05-01 Listed $270,000 MiRealSource-MiMLS

Property tax history

+3.7%/yr

Latest (2025): $1,941 · +2.4% YoY. Source: county tax records.