What is the rental yield in East Cross-East Forest?

The gross yield in East Cross-East Forest, Ypsilanti Charter Township, Michigan, is 7.9%. Prices are 22% above the state median and rose 4.1% over the past year, while the Red Flag score is 54 and walkability is 47.

How have prices changed in East Cross-East Forest over the past year?

Prices in East Cross-East Forest, Ypsilanti Charter Township, Michigan, rose 4.1% over the past year. The neighborhood also shows a gross yield of 7.9%, prices 22% above the state median, and a Red Flag score of 54.

How does East Cross-East Forest compare to Ypsilanti Charter Township and Michigan?

East Cross-East Forest, Ypsilanti Charter Township, Michigan, is in line with the township median and 22% above the state median. Gross yield is 7.9%, prices rose 4.1% over the past year, and the Red Flag score is 54.

What are the walkability and education scores in East Cross-East Forest?

East Cross-East Forest, Ypsilanti Charter Township, Michigan, has walkability of 47 and education in the 9th percentile. Those figures sit alongside a 7.9% gross yield, prices up 4.1% over the past year, and a Red Flag score of 54.

Neighborhood

East Cross-East Forest

Ypsilanti Charter Township, Michigan US

East Cross-East Forest, Ypsilanti Charter Township, Michigan, stands out for strong yield and recent price growth, offset by very low school-district test-score percentile and a moderate risk score. Gross yield is 7.9%, prices are 22% above the state median and rose 4.1% over the past year, while the Red Flag score is 54. Walkability is 47 and education is in the 9th percentile.

AI Summary•Updated May 2026

Area

3.72 mi²

ZIP Code

48198

County

Washtenaw County

State

Michigan

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$234,205

YoY+4.1%

Gross Rental Yield

7.9%

Listed rent · ZORI annualized

Red Flag Index

Moderate

54 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

9 / 100

Limited · better than 9% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Good

DistrictScore attractiveness · national model

East Cross-East Forest Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for East Cross-East Forest, Ypsilanti Charter Township.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$234,205	+4.1%
Price / Sq Ft (Verified)	$186/sqft	-2.8%
Asking Rent (Median)	$1,541/mo	+1.3%
Gross Rental Yield	7.9%	—
Liquidity Score	37 / 100	Moderate
Homes Sold (Period)	130	+12.1%

Is East Cross-East Forest Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Michigan crime context.

Red Flag Breakdown

54 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Tornado80Very High

Strong Wind80Very High

Wildfire60High

Heat60High

Hail60High

Flood40Moderate

Hurricane40Moderate

Earthquake40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Michigan averaged 18.1 crimes and 4.3 violent per 1,000 residents (-9.7% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 7.9%

Appreciating market — +4.1% sale-price YoY

Active transaction volume — 130 homes sold last period

Tornado risk is Very High (80/100)

Strong Wind risk is Very High (80/100)

Insights are generated from East Cross-East Forest's live DistrictScore metrics.

East Cross-East Forest Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Michigan-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.6 µg/m³ Meets EPA, above WHO guideline-19.6% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the East Cross-East Forest centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 72% of U.S. neighborhoods.

Michigan Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	18.1	4.3	-9.7%
2023	20.2	4.6	+0.9%
2022	20.1	4.6	+8.3%
2021	18.6	4.9	+1.8%
2020	18.4	4.8	-9.3%
2019	20.2	4.4	—

Reported at the state level — the finest official US crime aggregation; East Cross-East Forest inherits the Michigan figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · East Cross-East Forest

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor2 nearbyVery High

Aviation noise46 dBVery Low

Point-source screening near East Cross-East Forest: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in East Cross-East Forest

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

47

Car-Dependent

Walkability Score

12

Grocery

18

Dining

8

Schools

1

Universities

0

Hospitals

2

Pharmacies

11

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within East Cross-East Forest's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

East Cross-East Forest vs Ypsilanti Charter Township vs Michigan

How East Cross-East Forest benchmarks against its city and state medians.

Benchmark vs City & State

In East Cross-East Forest, the median sale price sits in line with the median for Ypsilanti Charter Township neighborhoods and about 15% above the statewide median. Gross rental yield is 7.9%, against 7.9% for Ypsilanti Charter Township neighborhoods and 6.5% statewide. Over the past 12 months, prices rose 4.1%. Transaction liquidity sits in line with the median for Ypsilanti Charter Township neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
East Cross-East Forest	$186/sqft	7.9%	37
Ypsilanti Charter Township	$186/sqft	7.9%	37
Michigan	$162/sqft	6.5%	24

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Buying Property in the US as a Foreigner

Federal & Michigan tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.13% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 4.25%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $3.75 per $500.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Michigan property-tax guidance for foreign buyers

Latest Ypsilanti Charter Township Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

East Cross-East Forest Real Estate FAQ

East Cross-East Forest, Ypsilanti Charter Township, Michigan, has a high-income profile with gross yield of 7.9% and prices up 4.1% over the past year. Prices are 22% above the state median, the Red Flag score is 54, and education is in the 9th percentile.

Neighborhoods near East Cross-East Forest

Compare East Cross-East Forest with nearby neighborhoods in Ypsilanti Charter Township.

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