Investment Property Analyzer

Run the numbers on any rental property in Southeast Michigan. Tax estimates pull from real millage rates across Washtenaw, Oakland, Wayne, and Livingston counties.

Property Address

Type an address to auto-fill county and city below, or select manually from the dropdowns.

Property

Purchase Price$250,000

$50,000$1,000,000

State Equalized Value (SEV)$125,000

Half the purchase price — Michigan assesses property at 50% of market value. Adjust if you have the actual assessed value.

$25,000$500,000

County

City / Township / Village

School District

Property Classification

Rental = Non-Homestead (pays school operating mills)

Financing

Down Payment20% ($50,000)

3% ($7,500)40% ($100,000)

Interest Rate7.000%

3.000%12.000%

Loan Term

Income & Expenses

Monthly Rent$1,800

$400$6,000

Vacancy Rate8% ($144/mo lost)

SE Michigan average: 5–8% for well-located single family.

0% ($0/mo lost)25% ($450/mo lost)

Repairs & Maintenance5% of rent ($90/mo)

Older homes: budget higher. Rule of thumb: 1% of value per year.

0% of rent ($0/mo)20% of rent ($360/mo)

Property Management

10% of rent ($180/mo)

5% of rent ($90/mo)15% of rent ($270/mo)

Insurance (monthly)$100/mo

$30/mo$500/mo

HOA (monthly)None

None$600/mo

Monthly Cash Flow

-$759

-$9,114 / year

Returns

Cap Rate

NOI divided by purchase price

2.7%

Cash-on-Cash Return

$50,000 invested

-18.2%

Gross Rent Multiplier

11.6x

Break-Even Rent

Min rent to cover all costs

$2,786

Annual NOI

Before debt service

$6,854

Monthly Breakdown

Gross Rent

$1,800

Vacancy Loss

-$144

Principal & Interest

-$1,331

Property Tax

68.626 mills · 2025 rates

-$715

Insurance

-$100

Repairs

-$90

Management

-$180

Tax Estimate Detail

SEV $125,000 × 68.626 mills

Annual estimate: $8,578

2025 rates. Verify with county assessor before closing.

Estimates only. Actual taxes, rents, and expenses will vary. Not financial advice. Verify all figures with a licensed professional before making investment decisions.

Want to run numbers on a specific deal?

I work with investors across SE Michigan and can pull comps, walk properties, and help you figure out if something actually pencils out before you make an offer.

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