1790 Hamlet Dr · Ypsilanti, MI 48198

$199,900

3 bd · 1.5 ba · 1,632 sqft · SingleFamily public records · 9 Days on market

Built 1977 7,841 sqft lot $122/sqft · 38% below area Est $324k · 38% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Highest and Best Due by May 12th at 6pm * Come home to this lovely ranch in Woodland Acres. Three bedroom, one and half bath features an open floor plan. The home has a basement Has a family room with a gas fireplace. The large fenced back yard has lots of room for enjoying the pure Michigan summer. A two car attached garage rounds out this wonderful home.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• Other: Located in WAN WOODLAND ACRES subdivision; Cross streets: Buckingham / Hamlet
• Financial info: No financial details provided beyond HOA presence
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction; Unfinished basement (foundation present)
• Exterior features: Lot dimensions approximately 62 x 125; Lot size about 0.18 acre; No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air cooling
• Interior features: Gas water heater; Gas fireplace in the family room; Unfinished basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $200k (0.1% below list).
• Recommended offer: $200k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $121k; list at $200k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $199,787

Questions for the listing agent

1. Built in 1977 — 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. 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: 1.00% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (median comp): $323,908
• List price: $199,900
• Delta: -38.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1794 Hamlet Dr	0.01mi	3/1.5	1,684 (+3%)	5mo	$296,000	$176	90
1720 Bridgewater Dr	0.33mi	3/1.5	1,554 (-5%)	2mo	$350,000	$225	76
1567 Stratford Ct	0.34mi	3/1.5	1,537 (-6%)	0mo	$180,000	$117	74
1788 Savannah Ln	0.40mi	3/2.5	1,598 (-2%)	5mo	$335,900	$210	70
1477 Rue Deauville Blvd	0.47mi	3/1.5	1,546 (-5%)	2mo	$309,000	$200	68
8672 Hemlock Ct	0.21mi	3/2.0	1,412 (-14%)	1mo	$285,000	$202	65
1657 Devon St	0.38mi	3/1.0	1,776 (+9%)	6mo	$239,900	$135	61
8543 Barrington Dr	0.53mi	3/2.5	1,562 (-4%)	6mo	$320,000	$205	59
8473 Ardmoor Dr	0.39mi	3/3.0	1,750 (+7%)	8mo	$350,000	$200	57
8941 Bristol Ct	0.47mi	3/1.5	1,839 (+13%)	0mo	$300,000	$163	57
8248 Stamford Rd	0.50mi	3/2.0	1,424 (-13%)	1mo	$389,000	$273	52
1244 Lexington Pkwy	0.59mi	4/1.5 (+1)	1,492 (-9%)	7mo	$251,000	$168	47

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-22,606
• Equity at exit: $29,806

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,399
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$339 /mo · $4,063/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $108

Break-even live

Break-even rent $1,861

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Devon St Ypsilanti, MI	3.0	1.0	1300	$2,300	$1.77	43d	1	0.43mi
925 Terrace Ln Ypsilanti, MI	2.0	1.0	1930	$1,850	$0.96	18d	1	1.01mi
1993 Arbor Woods Blvd Superior Charter Twp, MI	3.0	2.0	1056	$1,249	$1.18	14d	1	1.11mi

Listing history 3 events

1. 2026-05-10
   listed $199,900 Active 363-char remark

   Show marketing remark (363 chars)

   * Highest and Best Due by May 12th at 6pm * Come home to this lovely ranch in Woodland Acres. Three bedroom, one and half bath features an open floor plan. The home has a basement Has a family room with a gas fireplace. The large fenced back yard has lots of room for enjoying the pure Michigan summer. A two car attached garage rounds out this wonderful home.

2. 2026-05-10
   listed $199,900 Active 363-char remark

   Show marketing remark (363 chars)

   * Highest and Best Due by May 12th at 6pm * Come home to this lovely ranch in Woodland Acres. Three bedroom, one and half bath features an open floor plan. The home has a basement Has a family room with a gas fireplace. The large fenced back yard has lots of room for enjoying the pure Michigan summer. A two car attached garage rounds out this wonderful home.

3. 1996-09-04
   soldstatus $121,225

ⓘ 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: $4,063 · $339/mo
• Projected year-2 tax: $4,063 · $339/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 1/10 Low
• 🌡 Heat 2/10 Low 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: $23,974
• − Mortgage interest: −$11,198
• − Property taxes: −$4,063
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$5,815
• Taxable loss: −$1,936
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,763/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

+64.9% since first listed

5 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-10 Listed $199,900 REALCOMP
• 2026-05-10 Listed $199,900 MiRealSource-MiMLS
• 1996-09-04 Sold (Public Records) $121,225 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,063 · +5.5% YoY. Source: county tax records.