1459 Grove Rd · Ypsilanti, MI 48198

$220,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily · 11 Days on market

Built 1958 7,841 sqft lot Est $213k · at est.

---

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 +15.0/30.0
• ARV discount +6.0/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the perfect blend of comfort, space and convenience in this charming 3 bedroom home on double lot. Don't miss this 3 bed/1 bath home in Ypsilanti. Freshly painted in the main house, it is move in ready. This home offers comfortable living with plenty of outdoor space to enjoy. Close to a park and Ford Lake, it makes for a short walk to enjoy recreation and green space year-round. All appliances stay, adding convenience and value for the new owner. Separate dining room has a door that opens to the back yard and garage. Kitchen has an open space for more cupboards or cute seating area. Luxury vinyl flooring make for easy cleaning and looks great. Vacant for easy showings and immediate occupancy.

Key facts

• Close to ford lake
• Separate dining room
• Double lot

Tags

• DOUBLE LOT
• CLOSE TO PARK
• CLOSE TO FORD LAKE
• OUTDOOR SPACE
• SEPARATE DINING ROOM
• ALL APPLIANCES STAY

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Aluminum and vinyl siding; Slab foundation
• Exterior features: Corner, level lot; Paved road access; Lot dimensions approximately 110 x 70 (0.18 acres)

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Electric water heater; Washer and dryer stacked; 7 total rooms
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $67 ($808/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 $184k (16.2% below list).
• Recommended offer: $184k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% 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); 167 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y ago 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 $91k; list at $220k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,300 (16.2% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $212,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1529 Wismer St	0.09mi	3/1.0	1,176 (+8%)	6mo	$205,000	$174	78
1592 Mollie St	0.16mi	3/1.0	969 (-11%)	3mo	$187,000	$193	71
1561 Mollie St	0.14mi	3/1.0	960 (-12%)	3mo	$178,500	$186	71
1187 Juneau Rd	0.52mi	3/1.0	1,053 (-4%)	1mo	$200,000	$190	69
1421 Melvin St	0.12mi	3/1.0	960 (-12%)	6mo	$250,000	$260	69
1124 Shirley Dr	0.37mi	3/1.0	1,008 (-8%)	2mo	$227,250	$225	68
1205 Evelyn Ave	0.49mi	3/1.0	1,040 (-5%)	7mo	$225,000	$216	64
2129 Harmon St	0.58mi	3/1.5	1,054 (-4%)	3mo	$206,000	$195	62
2005 Harmon Ave	0.52mi	3/1.5	1,130 (+4%)	9mo	$210,000	$186	60
1378 Harry St	0.50mi	4/1.0 (+1)	1,008 (-8%)	3mo	$230,000	$228	56
1385 Andrea St	0.58mi	4/1.0 (+1)	1,050 (-4%)	8mo	$155,000	$148	55
1101 Lester Ave	0.59mi	3/2.0	1,040 (-5%)	9mo	$245,000	$236	53

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-28,820
• Equity at exit: $32,803

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-8,841
• Equity at exit: $19,022

Cash invested: $61,600 (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: 167
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $67

Break-even live

Break-even rent $1,758

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $192	-5% $130	+0% $67	+5% $5	+10% $-57
Rent	-10% $-78	-5% $-5	+0% $67	+5% $140	+10% $213
Rate	-1.0pp $178	-0.5pp $123	base $67	+0.5pp $10	+1.0pp $-48

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Village Ln Ypsilanti, MI	1.0–2.0	1.0	860	$1,550	$1.80	44d	1	0.48mi
8753 Spinnaker Way Ypsilanti, MI	3.0	1.0–2.0	893	$2,010	$2.25	0d	15	0.65mi
1311 Nash Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	19d	1	0.89mi
2355 Briardale Ct Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	44d	1	1.01mi
719 Oswego Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	21d	1	1.04mi
677 Onandaga Ave Ypsilanti, MI	4.0	2.0	1412	$2,300	$1.63	0d	1	1.11mi
1176 Hawthorne Ave Ypsilanti, MI	2.0	1.0	720	$1,400	$1.94	25d	1	1.26mi
6038 S Ivanhoe Ave Ypsilanti, MI	3.0	1.0	916	$1,700	$1.86	14d	1	1.31mi
590 Olds St Ypsilanti, MI	3.0	1.0	1188	$1,600	$1.35	25d	1	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $220,000 Active 11 DOM
2. 2026-06-18
   days on market $220,000 Active 8 DOM
3. 2026-06-17
   days on market $220,000 Active 7 DOM
4. 2026-06-16
   days on market $220,000 Active 6 DOM
5. 2026-06-15
   days on market $220,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $220,000 Active 3 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: $1,719 · $143/mo
• Projected year-2 tax: $2,554 · $213/mo
• Expected delta: +$834/yr (+$70/mo · 48.5%)

ⓘ 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 ≥97°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: $22,116
• − Mortgage interest: −$12,323
• − Property taxes: −$1,719
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$6,400
• Taxable loss: −$2,965
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $1,520/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

+165.1% since first listed

26 events — show timeline

• 2026-06-10 Listed $220,000 REALCOMP
• 2026-06-10 Listed $220,000 MiRealSource-MiMLS
• 2017-05-02 Sold (Public Records) $91,000 Public Records
• 2017-03-28 Sold (MLS) $91,000 AAMLS
• 2017-03-28 Sold (MLS) $91,000 SW Michigan MLS
• 2017-03-28 Sold (MLS) $91,000 REALCOMP
• 2017-03-17 Pending — REALCOMP
• 2017-03-17 Pending — AAMLS
• 2017-02-19 Contingent — REALCOMP
• 2017-02-19 Contingent — AAMLS
• 2017-02-14 Listed $89,900 REALCOMP
• 2017-02-14 Listed $89,900 AAMLS
• 2017-02-14 Listed $89,900 SW Michigan MLS
• 2016-01-19 Listing Removed — REALCOMP
• 2016-01-19 Delisted — AAMLS
• 2016-01-19 Listing Removed — MiRealSource-MiMLS
• 2015-12-29 Contingent — MiRealSource-MiMLS
• 2015-12-29 Contingent — REALCOMP
• 2015-12-29 Contingent — AAMLS
• 2015-12-10 Listed $85,000 MiRealSource-MiMLS
• 2015-11-12 Listed $85,000 REALCOMP
• 2015-11-12 Listed — AAMLS
• 2007-08-29 Delisted — AAMLS
• 2007-06-12 Listed — AAMLS
• 2002-07-02 Sold (Public Records) $95,500 Public Records
• 1999-12-30 Sold (Public Records) $83,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,719 · +2.3% YoY. Source: county tax records.