11835 Arcola St · Livonia, MI 48150

$249,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 5 Days on market

Built 1979 8,276 sqft lot Est $179k · 39% over

---

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 +12.7/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready! This beautifully updated Livonia ranch features an open-concept floor plan, luxury vinyl flooring, and a cozy gas fireplace. The stunning kitchen offers quartz countertops, custom cabinetry, stainless steel appliances, a stylish backsplash, and a spacious island perfect for entertaining. The primary bedroom includes a private half bath, while two additional bedrooms and an updated full bath complete the main level. The expansive basement features a finished full bathroom and offers endless possibilities for additional living space, a home office, gym, or recreation room. Enjoy the large backyard, patio area, and detached 2-car garage. Conveniently located near shopping, dining, parks, schools, and major roadways. Move right in and enjoy!Completely renovated and move-in ready! This beautifully updated Livonia ranch offers modern finishes, thoughtful design, and exceptional value. Step inside to an open-concept living space featuring luxury vinyl plank flooring, a cozy gas fireplace, and abundant natural light. The stunning kitchen boasts quartz countertops, custom cabinetry, stainless steel appliances, a stylish backsplash, and a spacious island perfect for entertaining. The primary bedroom features a private half bath, while two additional bedrooms and an updated full bath complete the main level. Downstairs, the expansive basement includes a finished full bathroom and offers endless possibilities for additional living space, a home office, gym, recreation room, or storage. Outside, enjoy a large backyard, patio area, and detached 2-car garage. Major updates throughout provide peace of mind and make this home truly move-in ready. Conveniently located near shopping, dining, parks, schools, and major roadways, this home offers easy access to everything Livonia and the surrounding communities have to offer.

Key facts

• Cozy gas fireplace
• Custom cabinetry
• Quartz countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL FLOORING
• COZY GAS FIREPLACE
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Electricity available; Natural gas available and connected
• Home design: Ranch-style single family home; Built in 1979
• Construction: Brick and wood siding construction; Shingle roof; Built in 1979
• Exterior features: Sidewalk; Paved road

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Gas log fireplace; Full basement; 7 total rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-29 ($-352/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (24.2% below list).
• Recommended offer: $189k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Livonia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#116 in MI, #2,784 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, health & safety D, commute F.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

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.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $189,426 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $179,191
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12111 Inkster Rd	0.15mi	3/1.0	1,147 (+7%)	3mo	$155,000	$135	79
11757 Eileen	0.49mi	3/1.0	1,040 (-3%)	0mo	$220,000	$212	72
9983 Hemingway	0.62mi	3/1.0	1,059 (-1%)	3mo	$149,000	$141	67
11748 Leverne	0.62mi	3/1.5	1,075 (+0%)	4mo	$142,000	$132	66
9968 Cavell St	0.40mi	3/1.0	1,162 (+8%)	7mo	$225,000	$194	62
9656 Sioux	0.55mi	4/1.0 (+1)	1,116 (+4%)	2mo	$147,500	$132	61
9624 Nathaline	0.64mi	3/1.0	1,019 (-5%)	3mo	$209,000	$205	60
10061 Seltzer St	0.44mi	3/2.0	972 (-9%)	2mo	$290,000	$298	58
12135 Leverne	0.62mi	2/1.5 (-1)	1,050 (-2%)	6mo	$167,000	$159	55
9560 Nathaline	0.69mi	4/1.5 (+1)	1,125 (+5%)	1mo	$142,500	$127	52
12087 Leverne	0.61mi	3/2.0	1,210 (+13%)	3mo	$202,000	$167	44
28070 W Chicago St	0.67mi	4/2.0 (+1)	974 (-9%)	2mo	$295,000	$303	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-42,457
• Equity at exit: $37,261

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-39,761
• Equity at exit: $21,607

Cash invested: $69,972 (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 48150

• Active inventory: 97
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-29

Break-even live

Break-even rent $1,931

Max offer price $244,721

Occupancy floor 97%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	0.16mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	0.17mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	0.92mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	0.98mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	1.00mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.27mi

Listing history 6 events

1. 2026-06-02
   statusdays on market $249,900 Pending 5 DOM
2. 2026-06-01
   days on market $249,900 Active 4 DOM
3. 2026-05-31
   days on market $249,900 Active 3 DOM
4. 2026-05-27
   listed $249,900 Active

   Show marketing remark (787 chars)

   Completely renovated and move-in ready! This beautifully updated Livonia ranch features an open-concept floor plan, luxury vinyl flooring, and a cozy gas fireplace. The stunning kitchen offers quartz countertops, custom cabinetry, stainless steel appliances, a stylish backsplash, and a spacious island perfect for entertaining. The primary bedroom includes a private half bath, while two additional bedrooms and an updated full bath complete the main level. The expansive basement features a finished full bathroom and offers endless possibilities for additional living space, a home office, gym, or recreation room. Enjoy the large backyard, patio area, and detached 2-car garage. Conveniently located near shopping, dining, parks, schools, and major roadways. Move right in and enjoy!

5. 2026-05-27
   listed $249,900 Active 1875-char remark

   Show marketing remark (787 chars)

   Completely renovated and move-in ready! This beautifully updated Livonia ranch features an open-concept floor plan, luxury vinyl flooring, and a cozy gas fireplace. The stunning kitchen offers quartz countertops, custom cabinetry, stainless steel appliances, a stylish backsplash, and a spacious island perfect for entertaining. The primary bedroom includes a private half bath, while two additional bedrooms and an updated full bath complete the main level. The expansive basement features a finished full bathroom and offers endless possibilities for additional living space, a home office, gym, or recreation room. Enjoy the large backyard, patio area, and detached 2-car garage. Conveniently located near shopping, dining, parks, schools, and major roadways. Move right in and enjoy!

6. 2026-05-27
   listed $249,900 Active 787-char remark

   Show marketing remark (787 chars)

   Completely renovated and move-in ready! This beautifully updated Livonia ranch features an open-concept floor plan, luxury vinyl flooring, and a cozy gas fireplace. The stunning kitchen offers quartz countertops, custom cabinetry, stainless steel appliances, a stylish backsplash, and a spacious island perfect for entertaining. The primary bedroom includes a private half bath, while two additional bedrooms and an updated full bath complete the main level. The expansive basement features a finished full bathroom and offers endless possibilities for additional living space, a home office, gym, or recreation room. Enjoy the large backyard, patio area, and detached 2-car garage. Conveniently located near shopping, dining, parks, schools, and major roadways. Move right in and enjoy!

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $2,591 · $216/mo
• Expected delta: +$1,257/yr (+$105/mo · 94.3%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,731
• − Mortgage interest: −$13,998
• − Property taxes: −$1,334
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$7,270
• Taxable loss: −$4,757
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $790/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 of 540 in MI

Livability — Livonia

• Score: 77/100
• State rank: #116
• US rank: #2784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livonia, MI
• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,687
• Household income: $97,997
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 110.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 13% Italian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Arabic 2%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -341.08%
• Current HPI: 197.495
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $249,900 MiRealSource-MiMLS
• 2026-05-27 Listed $249,900 REALCOMP
• 2026-05-27 Listed $249,900 SW Michigan MLS

Property tax history

-2.0%/yr

Latest (2025): $1,334 · -44.2% YoY. Source: county tax records.