18653 Indian · Livonia, MI 48240

$145,000

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 3 Days on market

Built 1953 5,227 sqft lot Est $159k · 9% under

---

Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +11.3/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

Key facts

• Rear deck
• Detached garage
• 5,227 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• DETACHED GARAGE
• REAR DECK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Single-family residential; Built in 1953
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Public water

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.3% vs local median 4.9% in Livonia — 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 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.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $32k; list at $145k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1953 — 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. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $158,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18653 Indian	0.00mi	3/1.0	1,071 (0%)	1mo	$151,000	$141	100
18696 Gaylord	0.21mi	3/1.0	1,071 (0%)	5mo	$130,000	$121	86
18400 Delaware Ave	0.33mi	3/1.0	981 (-8%)	6mo	$175,000	$178	66
18743 Macarthur	0.36mi	3/1.0	931 (-13%)	3mo	$190,000	$204	58
19910 Seminole	0.71mi	3/1.0	1,026 (-4%)	2mo	$108,000	$105	58
18943 Lathers St	0.70mi	3/1.0	1,016 (-5%)	1mo	$125,000	$123	58
19350 Antago St	0.51mi	3/1.0	1,179 (+10%)	3mo	$215,000	$182	57
19470 Woodworth Ave	0.69mi	3/1.0	1,000 (-7%)	1mo	$175,000	$175	55
19394 Woodworth	0.63mi	2/1.0 (-1)	1,132 (+6%)	5mo	$168,000	$148	52
17697 Norborne	0.71mi	4/1.0 (+1)	1,134 (+6%)	4mo	$134,500	$119	49
19369 Wakenden	0.69mi	3/1.0	936 (-13%)	3mo	$120,000	$128	44
18070 Floral St	0.70mi	3/1.0	1,225 (+14%)	5mo	$230,000	$188	39

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,905
• Equity at exit: $21,620

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $13,287
• Equity at exit: $12,537

Cash invested: $40,600 (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 48240

• Active inventory: 86
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$760
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $244

Break-even live

Break-even rent $1,289

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.30mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	0.40mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	0.62mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	0.93mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	1.06mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	18d	1	1.10mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	1.10mi
20772 Indian St Southfield, MI	4.0	1.0	1272	$1,800	$1.42	43d	1	1.27mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	15d	1	1.35mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	43d	1	1.35mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.37mi
29599 Nottingham Cir Livonia, MI	2.0	2.0	1302	$1,800	$1.38	3d	1	1.45mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.49mi

Listing history 14 events

1. 2026-05-01
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

2. 2026-05-01
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

3. 2026-05-01
   status Pending

   Show marketing remark (282 chars)

   Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

4. 2026-04-28
   listed $145,000 Active 282-char remark

   Show marketing remark (282 chars)

   Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

5. 2026-04-28
   listed $145,000 Active 282-char remark

   Show marketing remark (282 chars)

   Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

6. 2026-04-28
   listed $145,000 Active

   Show marketing remark (282 chars)

   Welcome home to this charming 3-bedroom bungalow, ideal for first-time buyers or those looking to downsize. Features include a partially finished basement for added flexibility, detached garage, and rear deck for relaxing or entertaining. A great opportunity to own instead of rent.

7. 2010-09-03
   soldstatus $31,700
8. 2010-01-26
   listed $30,000
9. 2001-10-26
   soldstatus $115,500
10. 2001-06-27
    soldstatus $115,500
11. 2001-05-23
    historical
12. 2001-05-02
    listed $114,900
13. 1999-03-16
    soldstatus $89,500
14. 1996-05-22
    soldstatus $72,000

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 14 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: $19,180
• − Mortgage interest: −$8,122
• − Property taxes: −$2,371
• − Insurance: −$725
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,218
• Taxable income: $674
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,769/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 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

• City population: 56,806
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 1%

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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+101.4% since first listed

14 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2026-04-28 Listed $145,000 SW Michigan MLS
• 2026-04-28 Listed $145,000 MiRealSource-MiMLS
• 2026-04-28 Listed $145,000 REALCOMP
• 2010-09-03 Sold (MLS) $31,700 REALCOMP
• 2010-01-26 Listed $30,000 REALCOMP
• 2001-10-26 Sold (Public Records) $115,500 Public Records
• 2001-06-27 Sold (MLS) $115,500 MiRealSource-MiMLS
• 2001-05-23 Listing Removed — MiRealSource-MiMLS
• 2001-05-02 Listed $114,900 MiRealSource-MiMLS
• 1999-03-16 Sold (Public Records) $89,500 Public Records
• 1996-05-22 Sold (Public Records) $72,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,371 · -45.4% YoY. Source: county tax records.