2310 Pinecrest Ave · Ann Arbor, MI 48104

$285,000

4 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 96 Days on market

Built 1950 0.28 ac lot $264/sqft · 6% below area Est $378k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +6.5/10.0
• 1% rule +5.7/10.0
• Livability +4.4/5.0
• DSCR +4.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

Key facts

• 0.28 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $32 ($378/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.5% in Ann Arbor — 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 88/100 on livability (#10 in MI, #155 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D.
• Ann Arbor Public Schools (urban): math 71% / reading 81% proficiency, ranked #6 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+1.3%/yr); 149 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).
• At $3,041/mo this rent would consume 57% of the median local household income ($64k/yr) (locally 5044% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 96 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 21y ago; this cycle's ask is 15733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

• ARV (median comp): $377,705
• List price: $285,000
• Delta: -24.54%
• 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
2310 Yost Blvd	0.07mi	3/1.0 (-1)	1,144 (+6%)	0mo	$395,000	$345	81
2525 Yost Blvd	0.23mi	3/1.0 (-1)	1,080 (+0%)	7mo	$296,000	$274	78
2448 Yost Blvd	0.15mi	3/1.0 (-1)	1,106 (+3%)	13mo	$332,000	$300	72
2562 Fernwood Ave	0.30mi	3/1.0 (-1)	1,133 (+5%)	8mo	$329,000	$290	66
2545 Yost	0.25mi	3/1.0 (-1)	936 (-13%)	4mo	$293,000	$313	58
3159 Edgewood Dr	0.40mi	3/1.0 (-1)	960 (-11%)	1mo	$362,260	$377	58
2840 Canterbury Rd	0.63mi	3/1.0 (-1)	1,134 (+5%)	2mo	$350,000	$309	56
2669 Bellwood Ave	0.45mi	3/1.0 (-1)	1,133 (+5%)	12mo	$285,000	$252	55
2753 Cumberland Ave	0.73mi	3/1.0 (-1)	1,093 (+1%)	12mo	$385,000	$352	49
3005 Oakwood St	0.56mi	3/3.0 (-1)	1,137 (+6%)	4mo	$350,000	$308	48
2831 Canterbury Rd	0.64mi	3/1.0 (-1)	990 (-8%)	6mo	$384,000	$388	46
2817 Cumberland Ave	0.68mi	3/1.0 (-1)	986 (-8%)	12mo	$400,000	$406	39

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-49,057
• Equity at exit: $42,494

10-year hold

• IRR: -14.2%
• Equity multiple: 0.25×
• Total profit: $-59,455
• Equity at exit: $24,642

Cash invested: $79,800 (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 48104

• Rents YoY: 1.3%
• Active inventory: 149
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,041 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$757 /mo · $9,086/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $32

Break-even live

Break-even rent $3,001

Max offer price $285,000

Occupancy floor 94%

Sensitivity live

Price	-10% $193	-5% $112	+0% $32	+5% $-49	+10% $-130
Rent	-10% $-209	-5% $-89	+0% $32	+5% $152	+10% $272
Rate	-1.0pp $175	-0.5pp $104	base $32	+0.5pp $-42	+1.0pp $-117

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 Burton Rd Unit 306 Ann Arbor, MI	3.0	2.0	1323	$3,197	$2.42	44d	1	0.43mi
2805 Burton Rd Unit 309 Ann Arbor, MI	3.0	3.0	1480	$3,347	$2.26	44d	1	0.43mi
2645 Burton Rd Unit Bld 4 Ann Arbor, MI	3.0	3.0	1480	$3,347	$2.26	44d	1	0.49mi
3029 Charing Cross Rd Unit 3029 Ann Arbor, MI	3.0	2.5	1400	$2,400	$1.71	44d	1	0.63mi
2201 Glencoe Hills Dr Ann Arbor, MI	1.0–3.0	1.0–2.0	1014	$1,919	$1.89	14d	17	0.89mi
3238 Platt Rd Ann Arbor, MI	3.0	1.5	1488	$2,500	$1.68	44d	1	1.01mi
2020 Arbor Cir E Ypsilanti, MI	1.0–3.0	1.0–2.0	989	$1,969	$1.99	14d	4	1.19mi
2021 Medford Rd Ann Arbor, MI	1.0–3.0	1.0–2.0	937	$1,760	$1.88	21d	5	1.32mi
4854 Washtenaw Ave Ann Arbor, MI	3.0	1.0–1.5	700	$1,720	$2.46	14d	37	1.36mi

Listing history 50 events

1. 2026-06-18
   days on market $285,000 Active 96 DOM
2. 2026-06-17
   days on market $285,000 Active 95 DOM
3. 2026-06-16
   status $285,000 Active 94 DOM
4. 2026-05-13
   status Active 972-char remark

   Show marketing remark (972 chars)

   Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

5. 2026-05-13
   status Active 972-char remark

   Show marketing remark (972 chars)

   Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

6. 2026-05-13
   status Active

   Show marketing remark (972 chars)

   Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

7. 2026-05-03
   status Pending 972-char remark

   Show marketing remark (972 chars)

   Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

8. 2026-05-02
   status Pending 972-char remark

   Show marketing remark (972 chars)

   Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

9. 2026-05-02
   status Pending

   Show marketing remark (972 chars)

   Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

10. 2026-04-10
    price $285,000 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

11. 2026-04-09
    price $285,000 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

12. 2026-04-09
    price $285,000

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

13. 2026-03-09
    price $300,000 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

14. 2026-03-09
    price $300,000 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

15. 2026-03-09
    price $300,000

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

16. 2026-02-26
    historical $1,800
17. 2026-02-13
    listed $1,800
18. 2026-02-06
    listed $314,900 Active 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

19. 2026-02-06
    listed $314,900 Active

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

20. 2026-02-06
    listed $314,900 Active 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

21. 2026-02-04
    historical $314,900 972-char remark

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

22. 2026-02-04
    historical $314,900

    Show marketing remark (972 chars)

    Thoughtfully updated and move-in ready, this Ann Arbor ranch offers a clean, modern feel with key improvements already completed. Recent updates include new contemporary lighting throughout, refreshed door hardware, repaired and refinished ceilings, fresh neutral paint, and improved flooring continuity that creates a bright, cohesive interior. The finished upper-level bonus/loft space has been cleaned, trimmed, painted, and well-lit, providing flexible space ideal for a home office, creative studio, or additional storage. The kitchen features newer cabinetry with light cosmetic updates and a functional layout, while the bathroom has been refreshed with updated lighting and finishes. Situated on a spacious lot with mature trees and an attached garage, the home offers easy access to downtown Ann Arbor, shopping, dining, parks, and major commuter routes. A solid opportunity for buyers seeking a well-maintained home where the cosmetic work has already been done.

23. 2025-12-10
    historical
24. 2025-10-10
    listed $299,000 Active
25. 2025-10-10
    listed $299,000 Active
26. 2025-10-10
    historical
27. 2025-09-26
    price $320,000
28. 2025-09-26
    price $320,000
29. 2025-09-26
    price $320,000
30. 2025-08-29
    listed $335,000 Active
31. 2025-08-29
    listed $335,000 Active
32. 2023-10-26
    historical $2,300
33. 2023-10-04
    listed $2,300
34. 2022-10-26
    status Pending
35. 2022-10-26
    soldstatus $289,000
36. 2022-10-26
    soldstatus $289,000 Sold
37. 2022-10-26
    soldstatus $289,000 Closed
38. 2022-10-26
    soldstatus $289,000
39. 2022-10-26
    soldstatus $289,000
40. 2022-09-24
    historical Accepting Backup Offers
41. 2022-09-24
    historical Active - Contingent
42. 2022-08-14
    price $289,000
43. 2022-08-14
    price $289,000
44. 2022-08-02
    price $299,000
45. 2022-08-01
    price $299,000
46. 2022-07-19
    price $315,000
47. 2022-07-19
    price $315,000
48. 2022-07-10
    price $335,000
49. 2022-07-10
    price $330,000
50. 2022-07-05
    listed $335,000 Active

ⓘ 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: $9,086 · $757/mo
• Projected year-2 tax: $9,086 · $757/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 3/10 Moderate 7 d/yr ≥100°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: $36,486
• − Mortgage interest: −$15,964
• − Property taxes: −$9,086
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − Depreciation: −$8,291
• Taxable loss: −$4,118
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $1,366/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: Ann Arbor Public Schools
• NCES district ID: 2602820
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 81% ▲ 11.00%
• Median HH income: $60,768
• Composite: 65.34/100
• National rank: #487
• State rank: #6 of 540 in MI

Livability — Ann Arbor

• Score: 88/100
• State rank: #10
• US rank: #155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ann Arbor, MI
• County: Washtenaw County · 306,860 people
• City population: 163,747
• Metro: Ann Arbor, MI
• Population (ZIP): 43,979
• Household income: $64,231
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 5044.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 12% Two or more races 6% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 83% English-only · Chinese 4% Other Indo-European 3% Spanish 3%

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: ▼ -489.48%
• Current HPI: 246.6752
• Rent YoY: ▲ 1.28%
• 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

+231.4% since first listed

68 events — show timeline

• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Relisted — SW Michigan MLS
• 2026-05-03 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — SW Michigan MLS
• 2026-04-10 Price Changed $285,000 MiRealSource-MiMLS
• 2026-04-09 Price Changed $285,000 REALCOMP
• 2026-04-09 Price Changed $285,000 SW Michigan MLS
• 2026-03-09 Price Changed $300,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $300,000 REALCOMP
• 2026-03-09 Price Changed $300,000 SW Michigan MLS
• 2026-02-26 Rental Removed $1,800 SHOWMOJO
• 2026-02-13 Listed for Rent $1,800 SHOWMOJO
• 2026-02-06 Listed $314,900 REALCOMP
• 2026-02-06 Listed $314,900 SW Michigan MLS
• 2026-02-06 Listed $314,900 MiRealSource-MiMLS
• 2026-02-04 Coming Soon $314,900 MiRealSource-MiMLS
• 2026-02-04 Coming Soon $314,900 SW Michigan MLS
• 2025-12-10 Listing Removed — MiRealSource-MiMLS
• 2025-10-10 Listed $299,000 REALCOMP
• 2025-10-10 Listing Removed — MiRealSource-MiMLS
• 2025-10-10 Listed $299,000 MiRealSource-MiMLS
• 2025-09-26 Price Changed $320,000 MiRealSource-MiMLS
• 2025-09-26 Price Changed $320,000 REALCOMP
• 2025-09-26 Price Changed $320,000 SW Michigan MLS
• 2025-08-29 Listed $335,000 REALCOMP
• 2025-08-29 Listed $335,000 MiRealSource-MiMLS
• 2023-10-26 Rental Removed $2,300 REALSOURCE
• 2023-10-04 Listed for Rent $2,300 REALSOURCE
• 2022-10-26 Pending — AAMLS
• 2022-10-26 Sold (MLS) $289,000 MiRealSource-MiMLS
• 2022-10-26 Sold (MLS) $289,000 SW Michigan MLS
• 2022-10-26 Sold (MLS) $289,000 MiRealSource-MiMLS
• 2022-10-26 Sold (MLS) $289,000 AAMLS
• 2022-10-26 Sold (MLS) $289,000 REALCOMP
• 2022-09-24 Contingent — MiRealSource-MiMLS
• 2022-09-24 Contingent — AAMLS
• 2022-08-14 Price Changed $289,000 MiRealSource-MiMLS
• 2022-08-14 Price Changed $289,000 AAMLS
• 2022-08-02 Price Changed $299,000 MiRealSource-MiMLS
• 2022-08-01 Price Changed $299,000 AAMLS
• 2022-07-19 Price Changed $315,000 MiRealSource-MiMLS
• 2022-07-19 Price Changed $315,000 AAMLS
• 2022-07-10 Price Changed $335,000 AAMLS
• 2022-07-10 Price Changed $330,000 AAMLS
• 2022-07-05 Listed $335,000 AAMLS
• 2022-07-05 Listed $289,000 MiRealSource-MiMLS
• 2022-07-05 Listed $289,000 SW Michigan MLS
• 2022-07-05 Listed $335,000 MiRealSource-MiMLS
• 2022-07-05 Listed $289,000 REALCOMP
• 2013-11-07 Sold (MLS) $127,000 SW Michigan MLS
• 2013-11-07 Sold (MLS) $127,000 AAMLS
• 2013-11-07 Sold (MLS) $127,000 MiRealSource-MiMLS
• 2013-09-04 Delisted — AAMLS
• 2013-09-04 Listing Removed — MiRealSource-MiMLS
• 2013-06-12 Listed $122,500 SW Michigan MLS
• 2013-06-12 Listed $122,500 AAMLS
• 2013-06-12 Listed $122,500 MiRealSource-MiMLS
• 2006-02-27 Sold (Public Records) $188,000 Public Records
• 2006-02-10 Sold (MLS) $188,000 MiRealSource-MiMLS
• 2006-02-10 Sold (MLS) $188,000 MiRealSource-MiMLS
• 2006-01-20 Listing Removed — MiRealSource-MiMLS
• 2006-01-20 Listing Removed — MiRealSource-MiMLS
• 2005-12-31 Listed $193,000 MiRealSource-MiMLS
• 2005-12-31 Listed $193,000 MiRealSource-MiMLS
• 2000-03-07 Sold (Public Records) $127,000 Public Records
• 1993-07-01 Sold (Public Records) $86,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $9,086 · -6.5% YoY. Source: county tax records.