8292 Pettysville Rd · Pinckney, MI 48169

$79,900

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 190 Days on market

Built 1976 0.67 ac lot $75/sqft · 70% below area ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

Key facts

• 67 acre parcel
• New construction
• Existing structure

Tags

• 67 ACRE PARCEL
• EXISTING STRUCTURE
• NEW CONSTRUCTION
• CUSTOM HOME
• REMODEL OR RENOVATION
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 2.8% in Pinckney — 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 69/100 on livability (#333 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pinckney Community Schools (suburban): math 34% / reading 52% proficiency, ranked #135 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 132 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 2.38% ✓
• Cap rate: 19.90%
• Cash-on-cash: 48.59%
• DSCR: 3.16
• GRM: 3.5

CMA / ARV

• ARV (median comp): $266,699
• List price: $79,900
• Delta: -70.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3756 Elmhill Dr	0.39mi	3/1.5	1,053 (-2%)	13mo	$209,000	$198	66
8661 Country Club Dr	0.43mi	3/1.5	1,056 (-2%)	12mo	$242,000	$229	66
8249 Kimble Dr	0.15mi	4/2.0 (+1)	1,214 (+13%)	0mo	$350,000	$288	62
8667 Rushview Dr	0.50mi	3/1.0	1,120 (+4%)	20mo	$271,000	$242	53
3565 Rush Lake Rd	0.56mi	3/1.0	1,144 (+7%)	17mo	$270,000	$236	48
8557 Country Club Dr	0.46mi	3/1.5	1,231 (+15%)	23mo	$247,500	$201	33

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: 46.2%
• Equity multiple: 3.00×
• Total profit: $44,806
• Equity at exit: $11,913

10-year hold

• IRR: 52.0%
• Equity multiple: 6.07×
• Total profit: $113,537
• Equity at exit: $6,908

Cash invested: $22,372 (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 48169

• Active inventory: 132
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $906

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 47%

Sensitivity live

Price	-10% $951	-5% $929	+0% $906	+5% $883	+10% $861
Rent	-10% $756	-5% $831	+0% $906	+5% $981	+10% $1,056
Rate	-1.0pp $946	-0.5pp $926	base $906	+0.5pp $885	+1.0pp $864

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-07
   status $79,900 Pending 190 DOM
2. 2026-06-04
   days on market $79,900 Active Under Contract 190 DOM
3. 2026-06-03
   days on market $79,900 Active Under Contract 189 DOM
4. 2026-06-02
   days on market $79,900 Active Under Contract 188 DOM
5. 2026-06-01
   days on market $79,900 Active Under Contract 187 DOM
6. 2026-05-31
   days on market $79,900 Active Under Contract 186 DOM
7. 2026-05-20
   historical Accepting Backup Offers 542-char remark

   Show marketing remark (542 chars)

   Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

8. 2026-05-20
   historical Accepting Backup Offers 542-char remark

   Show marketing remark (542 chars)

   Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

9. 2026-05-20
   historical Active Under Contract

   Show marketing remark (542 chars)

   Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

10. 2026-05-20
    historical Active Under Contract

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

11. 2026-04-20
    price $79,900 542-char remark

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

12. 2026-04-20
    price $79,900 542-char remark

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

13. 2026-04-20
    price $79,900

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

14. 2026-04-20
    price $79,900

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

15. 2026-03-25
    price $94,900 542-char remark

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

16. 2026-03-25
    price $94,900 542-char remark

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

17. 2026-03-24
    price $94,900
18. 2026-03-24
    price $94,900
19. 2025-11-26
    listed $99,900 Active 542-char remark

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

20. 2025-11-26
    listed $99,900 Active 542-char remark

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

21. 2025-11-26
    listed $99,900 Active

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

22. 2025-11-26
    listed $99,900 Active

    Show marketing remark (542 chars)

    Opportunity Awaits in Pinckney! Discover the potential of this expansive . 67 acre parcel in the desirable Pinckney area, offering a rare chance to create your dream living space. Currently featuring an existing structure, this property is perfectly poised for a complete tear-down and new construction, allowing you to design a custom home from the ground up. Alternatively, the existing residence presents a great opportunity to remodel or renovation. Seize this incredible opportunity to invest and build equity in a prime location. BATVAI

ⓘ 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: $1,734 · $144/mo
• Projected year-2 tax: $1,734 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $22,825
• − Mortgage interest: −$4,476
• − Property taxes: −$1,734
• − Insurance: −$400
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$2,324
• Taxable income: $10,240
• Est. tax owed @ 24.0%: −$2,458
• After-tax cash flow: $8,413/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: Pinckney Community Schools
• NCES district ID: 2628140
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $74,072
• Composite: 39.21/100
• National rank: #4016
• State rank: #135 of 540 in MI

Livability — Pinckney

• Score: 69/100
• State rank: #333
• US rank: #8167

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,080
• Population (ZIP): 21,080

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -285.03%
• Current HPI: 184.9602
• Rent YoY: —
• Metro: —
• 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

-20.0% since first listed

16 events — show timeline

• 2026-05-20 Contingent — MiRealSource-MiMLS
• 2026-05-20 Contingent — MiRealSource-MiMLS
• 2026-05-20 Contingent — REALCOMP
• 2026-05-20 Contingent — REALCOMP
• 2026-04-20 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $79,900 REALCOMP
• 2026-04-20 Price Changed $79,900 REALCOMP
• 2026-03-25 Price Changed $94,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $94,900 MiRealSource-MiMLS
• 2026-03-24 Price Changed $94,900 REALCOMP
• 2026-03-24 Price Changed $94,900 REALCOMP
• 2025-11-26 Listed $99,900 REALCOMP
• 2025-11-26 Listed $99,900 REALCOMP
• 2025-11-26 Listed $99,900 MiRealSource-MiMLS
• 2025-11-26 Listed $99,900 MiRealSource-MiMLS

Property tax history

+3.7%/yr

Latest (2025): $1,734 · +2.9% YoY. Source: county tax records.