1060 Commonwealth Ave · Ypsilanti, MI 48198

$190,000

3 bd · 1.0 ba · 865 sqft · SingleFamily · 2 Days on market

Built 1960 6,098 sqft lot Est $200k · 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 +14.0/30.0
• ARV discount +9.7/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Key facts

• 6,098 sq ft lot
• Built 1960
• Listed 2 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential property; One-story home; Built in 1960; Street type: Avenue
• Construction: Crawlspace foundation
• Exterior features: Aluminum exterior

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 1 room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $155k (18.4% below list).
• Recommended offer: $155k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $35k; list at $190k implies a 443% gain — meaningful room to come down on a strong offer.

Recommended offer $155,014 (18.4% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $199,815
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1388 Delaware Ave	0.08mi	3/1.0	864 (-0%)	1mo	$217,219	$251	96
1051 Redleaf Ln	0.04mi	3/1.0	864 (-0%)	6mo	$132,000	$153	94
1357 Hunter	0.17mi	3/1.0	864 (-0%)	8mo	$200,000	$231	86
1215 Wendell Ave	0.22mi	3/1.0	864 (-0%)	9mo	$121,000	$140	82
1404 Fall River Rd	0.29mi	3/1.0	864 (-0%)	6mo	$214,900	$249	81
1131 Laurel Ave	0.14mi	3/1.0	925 (+7%)	2mo	$240,000	$259	80
1166 Lexington Pkwy	0.43mi	3/1.0	864 (-0%)	4mo	$200,000	$231	76
1104 Lexington Pkwy	0.52mi	3/1.0	864 (-0%)	0mo	$243,000	$281	75
998 E Forest Ave	0.63mi	3/1.0	872 (+1%)	4mo	$201,000	$231	66
167 N Ford Blvd	0.45mi	2/1.0 (-1)	780 (-10%)	3mo	$155,000	$199	55
435 E Grand Blvd	0.59mi	3/1.0	780 (-10%)	3mo	$145,000	$186	54
1370 Stamford Rd	0.64mi	3/1.0	936 (+8%)	3mo	$140,000	$150	54

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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-26,993
• Equity at exit: $28,330

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-12,350
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$996
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $26

Break-even live

Break-even rent $1,517

Max offer price $190,000

Occupancy floor 93%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 E Forest Ave Ypsilanti, MI	2.0	1.0	882	$1,575	$1.79	18d	1	0.69mi
1654 Wiard Blvd Ypsilanti, MI	3.0	1.0	864	$1,800	$2.08	18d	1	0.96mi
232 Miles St Ypsilanti, MI	2.0	1.0	696	$1,400	$2.01	5d	1	1.11mi
1176 Hawthorne Ave Ypsilanti, MI	2.0	1.0	720	$1,400	$1.94	24d	1	1.15mi
62 Harvey Pl Superior Township, MI	2.0	1.0	692	$945	$1.37	44d	1	1.22mi
208 N Prospect Rd Ypsilanti, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.23mi
72 Harvey Pl Superior Township, MI	2.0	1.0	692	$1,100	$1.59	44d	1	1.23mi
219 N Prospect Rd Unit 2 Ypsilanti, MI	2.0	1.0	800	$1,200	$1.50	44d	1	1.24mi
82 Harvey Pl Superior Township, MI	2.0	1.0	692	$1,100	$1.59	24d	1	1.26mi

Listing history 5 events

1. 2026-06-18
   days on market $190,000 Active 2 DOM
2. 2026-06-16
   statusdays on marketlisting id $190,000 Active 1 DOM
3. 2026-06-15
   days on market $190,000 Coming Soon 6 DOM
4. 2026-06-13
   days on market $190,000 Coming Soon 4 DOM
5. 2026-06-10
   listed $190,000 Coming Soon 1 DOM

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$725/yr (+$60/mo · 49.1%)

ⓘ 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 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: $18,602
• − Mortgage interest: −$10,643
• − Property taxes: −$1,476
• − Insurance: −$950
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,527
• Taxable loss: −$2,971
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,026/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

+442.9% since first listed

6 events — show timeline

• 2026-06-09 Coming Soon $190,000 MiRealSource-MiMLS
• 2026-04-13 Listing Removed — REALCOMP
• 2026-04-13 Listing Removed — MiRealSource-MiMLS
• 2025-09-11 Listed $175,000 REALCOMP
• 2025-09-11 Listed $175,000 MiRealSource-MiMLS
• 2014-08-05 Sold (Public Records) $35,000 Public Records

Property tax history

+9.5%/yr

Latest (2016): $1,476 · +15.0% YoY. Source: county tax records.