1027 Lori St · Ypsilanti, MI 48198

$235,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily · 27 Days on market

Built 1955 5,940 sqft lot Est $193k · 21% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• 5,940 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Natural gas water heater
• Home design: Ranch-style single family home; Built in 1955
• Construction: Brick construction
• Exterior features: Public water service; Lot approximately 0.14 acres

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Three total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $8 ($98/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 $188k (20.2% below list).
• Recommended offer: $188k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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-.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.4%/yr); 166 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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

• It's been on market 27 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 15y 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 $150k; list at $235k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,646 (20.2% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $193,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Nash Ave	0.29mi	3/1.5	1,036 (-0%)	0mo	$225,000	$217	85
1109 Buick Ave	0.18mi	3/1.0	1,026 (-1%)	3mo	$146,500	$143	84
633 Fox Ave	0.27mi	3/1.5	1,008 (-3%)	3mo	$179,900	$178	80
672 Nash Ave	0.43mi	3/1.5	1,064 (+2%)	1mo	$140,000	$132	75
670 Desoto Ave	0.46mi	3/1.0	1,036 (-0%)	2mo	$225,000	$217	75
1378 Harry St	0.37mi	4/1.0 (+1)	1,008 (-3%)	3mo	$230,000	$228	68
2129 Harmon St	0.59mi	3/1.5	1,054 (+1%)	3mo	$206,000	$195	67
803 Dorset Ave	0.19mi	3/1.0	912 (-12%)	4mo	$150,000	$164	65
1592 Mollie St	0.72mi	3/1.0	969 (-7%)	3mo	$187,000	$193	50
1549 Outer Ln Dr	0.62mi	2/1.0 (-1)	960 (-8%)	1mo	$90,000	$94	50
1561 Mollie St	0.72mi	3/1.0	960 (-8%)	3mo	$178,500	$186	49
1353 Davis St	0.72mi	3/1.0	1,168 (+12%)	1mo	$125,000	$107	43

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-34,982
• Equity at exit: $35,039

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-18,902
• Equity at exit: $20,319

Cash invested: $65,800 (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 48198

• Rents YoY: 4.4%
• Active inventory: 166
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $8

Break-even live

Break-even rent $1,866

Max offer price $235,000

Occupancy floor 95%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Oswego Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	20d	1	0.18mi
677 Onandaga Ave Ypsilanti, MI	4.0	2.0	1412	$2,300	$1.63	2d	1	0.28mi
1311 Nash Ave Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	18d	1	0.35mi
2355 Briardale Ct Ypsilanti, MI	3.0	1.0	1200	$1,800	$1.50	44d	1	0.39mi
1428 Village Ln Ypsilanti, MI	1.0–2.0	1.0	860	$1,550	$1.80	44d	1	0.53mi
590 Olds St Ypsilanti, MI	3.0	1.0	1188	$1,600	$1.35	24d	1	0.59mi
1176 Hawthorne Ave Ypsilanti, MI	2.0	1.0	720	$1,400	$1.94	24d	1	1.02mi

Listing history 50 events

1. 2026-06-18
   days on market $235,000 Active 27 DOM
2. 2026-06-17
   days on market $235,000 Active 26 DOM
3. 2026-06-16
   days on market $235,000 Active 25 DOM
4. 2026-06-15
   days on market $235,000 Active 24 DOM
5. 2026-06-13
   days on market $235,000 Active 22 DOM
6. 2026-06-09
   days on market $235,000 Active 18 DOM
7. 2026-06-08
   days on market $235,000 Active 17 DOM
8. 2026-06-07
   days on market $235,000 Active 16 DOM
9. 2026-06-04
   days on market $235,000 Active 13 DOM
10. 2026-06-03
    days on market $235,000 Active 12 DOM
11. 2026-06-02
    days on market $235,000 Active 11 DOM
12. 2026-06-01
    days on market $235,000 Active 10 DOM
13. 2026-05-31
    days on market $235,000 Active 9 DOM
14. 2026-05-22
    listed $235,000 Active
15. 2026-05-22
    listed $235,000 Active
16. 2026-05-22
    listed $235,000 Active
17. 2026-05-22
    historical
18. 2026-05-18
    status Active
19. 2026-05-18
    status Active
20. 2026-04-25
    historical
21. 2026-04-15
    historical Active Under Contract
22. 2026-04-15
    historical Accepting Backup Offers
23. 2026-03-31
    status Active
24. 2026-03-27
    historical
25. 2026-01-07
    price $235,000
26. 2026-01-07
    status Active
27. 2026-01-07
    price $235,000
28. 2026-01-07
    status Active
29. 2026-01-07
    price $235,000
30. 2026-01-02
    historical
31. 2026-01-02
    historical
32. 2025-09-27
    price $240,000
33. 2025-09-26
    price $240,000
34. 2025-09-26
    price $240,000
35. 2025-09-26
    status Active
36. 2025-09-26
    status Active
37. 2025-09-20
    listed Accepting Backup Offers
38. 2025-09-20
    listed Active Under Contract
39. 2025-09-17
    listed $235,000
40. 2025-09-17
    listed $235,000
41. 2021-07-26
    soldstatus $150,000
42. 2021-07-21
    soldstatus $150,000 Sold
43. 2021-07-21
    soldstatus $150,000 Closed
44. 2021-06-11
    status Pending
45. 2021-06-11
    status Pending
46. 2021-06-10
    price $147,500
47. 2021-06-10
    price $147,500
48. 2021-06-04
    listed $154,900 Active
49. 2021-06-04
    listed $154,900 Active
50. 2014-05-15
    soldstatus $64,100

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $2,673 · $223/mo
• Expected delta: +$946/yr (+$79/mo · 54.8%)

ⓘ 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: $22,518
• − Mortgage interest: −$13,164
• − Property taxes: −$1,727
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$6,836
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,055/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 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

+335.2% since first listed

49 events — show timeline

• 2026-05-22 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listed $235,000 REALCOMP
• 2026-05-22 Listed $235,000 SW Michigan MLS
• 2026-05-22 Listed $235,000 MiRealSource-MiMLS
• 2026-05-18 Relisted — REALCOMP
• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-04-25 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Contingent — REALCOMP
• 2026-04-15 Contingent — MiRealSource-MiMLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-01-07 Price Changed $235,000 MiRealSource-MiMLS
• 2026-01-07 Relisted — REALCOMP
• 2026-01-07 Price Changed $235,000 REALCOMP
• 2026-01-07 Relisted — MiRealSource-MiMLS
• 2026-01-07 Price Changed $235,000 SW Michigan MLS
• 2026-01-02 Listing Removed — REALCOMP
• 2026-01-02 Listing Removed — MiRealSource-MiMLS
• 2025-09-27 Price Changed $240,000 MiRealSource-MiMLS
• 2025-09-26 Price Changed $240,000 REALCOMP
• 2025-09-26 Price Changed $240,000 SW Michigan MLS
• 2025-09-26 Relisted — REALCOMP
• 2025-09-26 Relisted — MiRealSource-MiMLS
• 2025-09-20 Listed — MiRealSource-MiMLS
• 2025-09-20 Listed — REALCOMP
• 2025-09-17 Listed $235,000 REALCOMP
• 2025-09-17 Listed $235,000 MiRealSource-MiMLS
• 2021-07-26 Sold (Public Records) $150,000 Public Records
• 2021-07-21 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2021-07-21 Sold (MLS) $150,000 REALCOMP
• 2021-06-11 Pending — REALCOMP
• 2021-06-11 Pending — MiRealSource-MiMLS
• 2021-06-10 Price Changed $147,500 MiRealSource-MiMLS
• 2021-06-10 Price Changed $147,500 REALCOMP
• 2021-06-04 Listed $154,900 MiRealSource-MiMLS
• 2021-06-04 Listed $154,900 REALCOMP
• 2014-05-15 Sold (Public Records) $64,100 Public Records
• 2014-04-25 Sold (MLS) $64,000 MiRealSource-MiMLS
• 2014-04-25 Sold (MLS) $64,000 SW Michigan MLS
• 2014-04-25 Sold (MLS) $64,000 AAMLS
• 2014-04-16 Listing Removed — MiRealSource-MiMLS
• 2014-04-16 Delisted — AAMLS
• 2014-03-13 Listed $63,000 MiRealSource-MiMLS
• 2014-03-13 Listed $63,000 SW Michigan MLS
• 2014-03-13 Listed $63,000 AAMLS
• 2011-04-11 Delisted — AAMLS
• 2011-04-11 Listing Removed — MiRealSource-MiMLS
• 2011-03-17 Listed — AAMLS
• 2011-03-17 Listed $54,000 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $1,727 · -42.0% YoY. Source: county tax records.