10785 Hitchingham Rd · Augusta, MI 48160

$180,000

4 bd · 3.0 ba · 2,052 sqft · SingleFamily public records · 16 Days on market

Built 1900 2.31 ac lot

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention farmhouse enthusiasts, contractors, investors, handymen/women! Opportunity awaits on 2.31 picturesque acres in Augusta Township. Built in 1900, this classic farmhouse offers 2,052 square feet of living space with four bedrooms and (potentially) two-and-a-half bathrooms, providing the perfect canvas for a renovation project. Surrounded by serene countryside views and located within the desirable Lincoln Consolidated School District, the property offers the peaceful setting many buyers seek. While the home requires substantial rehabilitation and updates, the potential is undeniable. Original farmhouse character, generous room sizes, and a beautiful rural setting create an exciting opportunity to restore and customize this property to your vision. Additional features include a Michigan basement, septic system, holding tank for water, and three outbuildings that provide ample storage, workshop space, or future possibilities.

Key facts

• 2.31 acre lot
• Built 1900
• Listed 16 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property; Built in 1900
• Construction: Other construction materials
• Exterior features: Paved road access; Shed(s) on the property; 2.31-acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Three additional bedrooms (four bedrooms total)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: 13 total rooms; Crawl space and Michigan-style basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#463 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D-.
• Lincoln Consolidated School District (rural): math 17% / reading 33% proficiency, ranked #393 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 82 active listings in the ZIP; 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 $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 + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 301% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $180k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,183
• Equity at exit: $26,839

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $40,024
• Equity at exit: $15,563

Cash invested: $50,400 (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 48160

• Active inventory: 82
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $477

Break-even live

Break-even rent $1,446

Max offer price $180,000

Occupancy floor 72%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $180,000 Active 16 DOM
2. 2026-06-17
   days on market $180,000 Active 15 DOM
3. 2026-06-16
   days on market $180,000 Active 14 DOM
4. 2026-06-15
   days on market $180,000 Active 13 DOM
5. 2026-06-14
   days on market $180,000 Active 11 DOM
6. 2026-06-10
   days on market $180,000 Active 8 DOM
7. 2026-06-09
   days on market $180,000 Active 7 DOM
8. 2026-06-08
   days on market $180,000 Active 6 DOM
9. 2026-06-07
   days on market $180,000 Active 5 DOM
10. 2026-06-05
    days on market $180,000 Active 2 DOM
11. 2026-06-02
    status $180,000 Active 1 DOM
12. 2026-06-01
    remarks 699-char remark

    Show marketing remark (944 chars)

    Attention farmhouse enthusiasts, contractors, investors, handymen/women! Opportunity awaits on 2.31 picturesque acres in Augusta Township. Built in 1900, this classic farmhouse offers 2,052 square feet of living space with four bedrooms and (potentially) two-and-a-half bathrooms, providing the perfect canvas for a renovation project. Surrounded by serene countryside views and located within the desirable Lincoln Consolidated School District, the property offers the peaceful setting many buyers seek. While the home requires substantial rehabilitation and updates, the potential is undeniable. Original farmhouse character, generous room sizes, and a beautiful rural setting create an exciting opportunity to restore and customize this property to your vision. Additional features include a Michigan basement, septic system, holding tank for water, and three outbuildings that provide ample storage, workshop space, or future possibilities.

13. 2026-06-01
    listed $180,000 Coming Soon 1 DOM

    Show marketing remark (944 chars)

    Attention farmhouse enthusiasts, contractors, investors, handymen/women! Opportunity awaits on 2.31 picturesque acres in Augusta Township. Built in 1900, this classic farmhouse offers 2,052 square feet of living space with four bedrooms and (potentially) two-and-a-half bathrooms, providing the perfect canvas for a renovation project. Surrounded by serene countryside views and located within the desirable Lincoln Consolidated School District, the property offers the peaceful setting many buyers seek. While the home requires substantial rehabilitation and updates, the potential is undeniable. Original farmhouse character, generous room sizes, and a beautiful rural setting create an exciting opportunity to restore and customize this property to your vision. Additional features include a Michigan basement, septic system, holding tank for water, and three outbuildings that provide ample storage, workshop space, or future possibilities.

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$644/yr (+$54/mo · 43.4%)

ⓘ 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 · 16 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: $24,602
• − Mortgage interest: −$10,083
• − Property taxes: −$1,484
• − Insurance: −$900
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$5,236
• Taxable income: $2,963
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $5,013/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: Lincoln Consolidated School District
• NCES district ID: 2621570
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $68,001
• Composite: 23.72/100
• National rank: #7827
• State rank: #393 of 540 in MI

Livability — Augusta

• Score: 65/100
• State rank: #463
• US rank: #13012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,308

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 8% Italian 2% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -141.95%
• Current HPI: 204.2557
• 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

+215.8% since first listed

14 events — show timeline

• 2026-06-01 Coming Soon $180,000 MiRealSource-MiMLS
• 2026-06-01 Coming Soon $180,000 SW Michigan MLS
• 2008-09-15 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2008-09-15 Sold (MLS) $50,000 AAMLS
• 2008-09-15 Sold (MLS) $50,000 SW Michigan MLS
• 2008-09-15 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2008-09-15 Sold (MLS) $15,000 REALCOMP
• 2008-04-15 Delisted — AAMLS
• 2007-10-19 Listed $44,900 MiRealSource-MiMLS
• 2007-10-19 Listed $44,900 AAMLS
• 2007-10-19 Listed $44,900 SW Michigan MLS
• 2007-10-19 Listed $44,900 MiRealSource-MiMLS
• 2007-10-19 Listed $44,900 REALCOMP
• 1990-10-05 Sold (Public Records) $57,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,484 · -17.2% YoY. Source: county tax records.