Washtenaw County multi-family — 41 listings

Near Depot Town and EMU

Conflict: Rent and sale detail appear to describe the January 2025 transaction; the quoted leases run to April/May 2025 and are therefore expired. Treat rent as historic, not in place.

Needs an ARV of $371,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

General Commercial zoning — redevelopment, owner-user or mixed-use potential subject to township approval. Near US-23.

Needs an ARV of $571,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Updated duplex with garage, walkable to campus; tenants pay gas, electric, water/sewer

Conflict: Source reports $229,000; export shows $219,000

Needs an ARV of $327,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Walking distance to EMU; updated kitchen and bath

Needs an ARV of $342,714 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Conflict: Source reports $339,000; export shows $319,000

Needs an ARV of $470,000 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Garage currently unrented — upside not counted

Conflict: Source reports $299,000; export shows $279,900

Needs an ARV of $414,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Italianate farmhouse built 1842 on 3 acres. 2,400 sq ft pole barn, 1,600 sq ft lean-to, red barn, sheds, greenhouse. Main floor vacant — value-add.

Conflict: Source reports $550,000; export shows $500,000

Needs an ARV of $728,571 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

New vinyl siding, sump pump with battery backup, front door, flooring, shower enclosure. Listed by Altitude Commercial.

Conflict: Gross rent is a stated prior level on vacant units, not contracted income

Needs an ARV of $1,300,000 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Conflict: Coldwell Banker shows a single family, 4bd/3ba, under a different MLS (26038564); Spokeo shows a 2-unit duplex at 2,730 sq ft

Needs an ARV of $621,429 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Both units separately listed for rent (MLS 26038029, 26038030); rent amounts not returned

Needs an ARV of $557,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Conflict: Source reports $299,900; export shows $299,000

Conflict: Described as residential rather than multi-family

Needs an ARV of $441,429 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Kerrytown. Asking $1,269,000 against a July 2025 sale at $1,230,000 — a 3.2% ask over a one-year-old arms-length trade.

Needs an ARV of $1,827,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Listed by Altitude Commercial Real Estate; unit count not returned

Needs an ARV of $1,512,857 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Three-unit rental near Eastern Michigan University

Needs an ARV of $524,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Triplex in the Ypsilanti historical district; shared on-site laundry, off-street parking

Needs an ARV of $524,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Large old house converted to apartments; MLS square footage field is empty at source

Needs an ARV of $608,571 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

One block from EMU; long-term tenants said to prefer renewing with a new owner.

Conflict: Boilerplate collision: 766 Ford, 1810 E Stadium and 1017 Washtenaw all returned word-identical detail — two 3bd/1ba units, separately metered, in-unit laundry, '2,409 sf per public records', 'new 2026 rents bring in over $35k'. Either shared agent copy across three duplexes or a source conflation; the two are indistinguishable from here. Rent is NOT usable for any of the three.

Needs an ARV of $264,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Conflict: Source reports $416,000; export shows $312,000. $416,000 is also the export price of 515 N Congress, so this may be a source conflation — do not rely on either figure for this parcel.

Needs an ARV of $460,000 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

City of Ypsilanti assessor: Property Class 401 Residential-Improved, 2025 Assessed Value $149,100 / Taxable Value $128,571 (SEV $149,100), parcel 11-11-40-181-003. Zillow listing remarks claim "New 2026 rents bring in over $35k per year" -- NOT recorded as grossRentAnnual. That figure matches the exact dollar amount already retracted for three other Ypsilanti listings as search-index conflation (see README rule 2); this is a different retrieval channel (the live MLS listing remarks, not a search index) but the coincidence of the identical round number warrants treating it as unverified pending a rent roll or lease, not as data.

Conflict: City assessor records 7 bedrooms; Zillow listing facts show 6 beds

Needs an ARV of $428,571 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Water Hill. New furnace and A/C 2026, two-stall attached garage. Unit 1 owner-occupied, Unit 2 vacant.

Conflict: Source reports $849,900; export shows $825,000

Needs an ARV of $1,192,857 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Commercial zoning and current use; downtown, close to U-M.

Needs an ARV of $1,498,571 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Conflict: Public records cited at 2,409 sq ft against the listing's 2,226

Conflict: Boilerplate collision: 766 Ford, 1810 E Stadium and 1017 Washtenaw all returned word-identical detail — two 3bd/1ba units, separately metered, in-unit laundry, '2,409 sf per public records', 'new 2026 rents bring in over $35k'. Either shared agent copy across three duplexes or a source conflation; the two are indistinguishable from here. Rent is NOT usable for any of the three.

Needs an ARV of $800,000 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Upper Burns Park, steps from park and elementary. Fully renovated; original hardwood, brick fireplaces.

Needs an ARV of $1,271,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Needs an ARV of $777,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Zoned R2 for two units and can add an accessory dwelling unit — currently a single family.

Conflict: Source reports $549,000; export shows $525,000

Conflict: Listed as single family, not a duplex

Needs an ARV of $764,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Eberwhite School District. New boiler 2025, water heaters 2022 and 2026, wall-mount A/C per unit, separately metered electric.

Conflict: Export shows no area; source places it in Ann Arbor 48103, not Ypsilanti

Needs an ARV of $764,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Duplex; one unit lease-ready, the other needs work

Conflict: Source reports 77 days on market; export shows 133

Needs an ARV of $371,429 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

200 yards from Michigan Stadium; 5 garage spaces per unit. 2025 tax of $190,206 is 4.6% of ask — verify, it may be a commercial assessment.

Needs an ARV of $5,942,857 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Two adjacent properties sharing parking, together totalling ten rental units; Federal Historic District, walk to downtown.

Needs an ARV of $1,514,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Listed by EXP Realty Main.

Needs an ARV of $264,286 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

City of Ypsilanti assessor: Property Class 401 Residential-Improved, ECF Neighborhood "Student Area Apartments", 2025 Assessed Value $156,400 / Taxable Value $66,247 (SEV $156,400), parcel 11-11-40-480-016, owned since 1998. Taxable value sits far below assessed because Michigan's assessment cap has never uncapped since that 1998 purchase -- on a sale at the $358,000 ask, taxable value resets to roughly 50% of market per README rule 4, not this seller's figure. Zillow MLS remarks: all three units under tenant leases through July 2027, current City Certification, on-site coin laundry. No dollar rent figure disclosed in the listing remarks.

Needs an ARV of $525,714 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Operating sorority house, licensed for up to 17 occupants, current City of Ypsilanti rental certificate. Victorian.

Needs an ARV of $1,085,714 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

3bd/1ba unit advertised from $2,000/mo — a unit rate, not whole-property income.

Needs an ARV of $835,713 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

City of Ypsilanti assessor: Property Class 401 Residential-Improved, ECF Neighborhood "University Village Apts", 2025 Assessed Value $249,900 / Taxable Value $209,906 (SEV $249,900), parcel 11-11-40-430-033 -- confirmed as a 4-unit parcel by 5 associated BS&A records (base + units 1-4), all owned by MCALLISTER, DAVID. Redfin (MLS# 60999305) corroborates: $449,900 asking price (matches export exactly), 4,365 sq ft (matches assessor exactly), fully occupied on long-term tenant leases, blocks from EMU. Bought by current owner in 2022 for $352,300 -- the $449,900 ask is a 27.7% markup in about 4 years. No dollar rent figure disclosed; listing states financials available on request.

Needs an ARV of $657,000 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Burns Park.

Needs an ARV of $1,228,571 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

All four units leased. Capital improvements: new boiler, vinyl siding, Trex decking. $138/sq ft.

Conflict: Source reports $425,000; export shows $415,000

Needs an ARV of $607,143 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

EMU campus rental. A 2021 listing quoted $1,640/mo — stale, not current.

Needs an ARV of $421,429 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.

Steps from EMU. Windows replaced 2024, basement floor drain replaced 2024.

Conflict: Boilerplate collision: 766 Ford, 1810 E Stadium and 1017 Washtenaw all returned word-identical detail — two 3bd/1ba units, separately metered, in-unit laundry, '2,409 sf per public records', 'new 2026 rents bring in over $35k'. Either shared agent copy across three duplexes or a source conflation; the two are indistinguishable from here. Rent is NOT usable for any of the three.

Needs an ARV of $442,857 (1.43× ask) to be a 70% deal with a $10,000 fee and zero repairs. Policy, not a measurement — and identical on every listing, so it ranks nothing.