28524 7 Mile Rd · Livonia, MI 48152

$200,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 20 Days on market

Built 1940 0.37 ac lot Est $188k · 6% over

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Why this score? — see what drove the D- 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 +14.1/30.0
• ARV discount +4.8/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Livonia Bungalow ready for new owner looking for an extra deep "park-like" yard sized for any outdoor activity like horseshoes, huge BBQ party or fire pit conversations! Garage is large inside to house your vehicle and still has room for yard equipment or a workshop. Interior offers 3 bedrooms (One current use as a dining room, a door in place will be a bedroom) massive primary bedroom in upper level with tons of cubbies and closet areas for storage. Kitchen features granite countertop, cherry tone cabinets, travertine tile floor heated, offering additional warmth in the colder months. Adjacent mud room has added cabinet storage space and closet where laundry facilities are. The bathroom is nicely appointed with heated floors as well. Updates include AC in 2016, Furnace 2005 (may be newer), $16000 invested through Homespec to fully encapsulate crawl space, Weathergard windows with transferable warranty. Roof stripped and shingled in 2019. This is a must see, great opportunity to

Key facts

• Park-like yard
• Weathergard windows
• 0.37 acre lot

Tags

• PARK-LIKE YARD
• HEATED TRAVERTINE TILE FLOOR
• ADDED CABINET STORAGE
• HEATED BATHROOM FLOORS
• ENCAPSULATED CRAWL SPACE
• WEATHERGARD WINDOWS

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Garage faces side; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry; Aluminum siding and stone exterior
• Construction: Aluminum siding and stone construction
• Exterior features: Property has exterior lighting; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; 6 total rooms
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $30 ($365/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.4% below list).
• Recommended offer: $161k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Clarenceville School District (urban): math 18% / reading 33% proficiency, ranked #421 of 540 in MI (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 126 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y 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 $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,286 (19.4% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $188,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18943 Lathers St	0.17mi	3/1.0	1,016 (+1%)	1mo	$125,000	$123	90
28642 7 Mile Rd	0.04mi	2/1.0 (-1)	903 (-10%)	2mo	$145,000	$161	74
18864 Lathers St	0.24mi	3/2.0	1,028 (+2%)	12mo	$235,000	$229	72
19135 Weyher St	0.10mi	2/1.0 (-1)	880 (-13%)	5mo	$194,000	$220	65
19134 Angling St	0.38mi	3/1.0	873 (-13%)	1mo	$165,000	$189	59
19643 Inkster Rd	0.71mi	2/1.0 (-1)	988 (-2%)	7mo	$156,000	$158	52
18292 Deering St	0.55mi	2/1.0 (-1)	900 (-11%)	4mo	$163,000	$181	48
30035 7 Mile Rd	0.72mi	3/1.0	1,115 (+11%)	0mo	$125,000	$112	48
19444 Inkster Rd	0.68mi	3/1.0	936 (-7%)	10mo	$120,000	$128	47
20107 Saint Francis St	0.74mi	3/1.5	919 (-9%)	2mo	$172,000	$187	47
18531 Pershing St	0.57mi	3/1.0	880 (-13%)	10mo	$230,000	$261	44
29701 Bretton St	0.69mi	2/1.0 (-1)	900 (-11%)	8mo	$190,000	$211	38

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-30,530
• Equity at exit: $29,821

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-24,334
• Equity at exit: $17,292

Cash invested: $56,000 (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 48152

• Active inventory: 126
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $30

Break-even live

Break-even rent $1,574

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $144	-5% $87	+0% $30	+5% $-26	+10% $-83
Rent	-10% $-97	-5% $-33	+0% $30	+5% $94	+10% $158
Rate	-1.0pp $131	-0.5pp $81	base $30	+0.5pp $-21	+1.0pp $-74

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	0d	5	0.38mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	6d	1	0.42mi
29599 Nottingham Cir Livonia, MI	2.0	2.0	1302	$1,800	$1.38	4d	1	0.62mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	0.69mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	6d	1	0.88mi
18547 Hillcrest St Livonia, MI	3.0	1.0	1107	$1,900	$1.72	25d	1	1.04mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	1.11mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	44d	1	1.12mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	16d	1	1.12mi
28532 Grayling Ave Farmington Hills, MI	2.0	1.0	700	$1,395	$1.99	25d	1	1.13mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	25d	1	1.22mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	19d	1	1.26mi
20772 Indian St Southfield, MI	4.0	1.0	1272	$1,800	$1.42	44d	1	1.36mi
21337 Inkster Rd Unit (NO) Farmington Hills, MI	2.0	1.0	811	$1,295	$1.60	44d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $200,000 Active 20 DOM
2. 2026-06-18
   days on market $200,000 Active 17 DOM
3. 2026-06-17
   days on market $200,000 Active 16 DOM
4. 2026-06-16
   days on market $200,000 Active 15 DOM
5. 2026-06-15
   days on market $200,000 Active 14 DOM
6. 2026-06-13
   days on market $200,000 Active 12 DOM
7. 2026-06-13
   days on market $200,000 Active 11 DOM
8. 2026-06-09
   days on market $200,000 Active 8 DOM
9. 2026-06-08
   days on market $200,000 Active 7 DOM
10. 2026-06-07
    days on market $200,000 Active 6 DOM
11. 2026-06-04
    days on market $200,000 Active 3 DOM
12. 2026-06-03
    days on market $200,000 Active 2 DOM
13. 2026-06-02
    remarks 689-char remark
14. 2026-06-02
    listed $200,000 Active 1 DOM

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $2,209 · $184/mo
• Expected delta: +$871/yr (+$73/mo · 65.0%)

ⓘ 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 · 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: $19,354
• − Mortgage interest: −$11,203
• − Property taxes: −$1,339
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,818
• Taxable loss: −$3,102
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $1,110/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: Clarenceville School District
• NCES district ID: 2609840
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $42,069
• Composite: 21.65/100
• National rank: #8282
• State rank: #421 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): 30,119
• Household income: $88,288
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 475.0

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 (78%)
• Race & ethnicity: White 78% Asian 8% Black 6% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 84% English-only · Other Indo-European 5% Arabic 3% Spanish 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: ▼ -260.38%
• Current HPI: 178.5761
• 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

+125.0% since first listed

31 events — show timeline

• 2026-05-30 Listed $200,000 REALCOMP
• 2026-05-30 Listed $200,000 MiRealSource-MiMLS
• 2019-10-28 Sold (Public Records) $124,900 Public Records
• 2019-10-02 Sold (MLS) $124,900 MiRealSource-MiMLS
• 2019-10-02 Sold (MLS) $124,900 REALCOMP
• 2019-07-17 Pending — MiRealSource-MiMLS
• 2019-07-17 Pending — REALCOMP
• 2019-06-21 Listed $129,900 MiRealSource-MiMLS
• 2019-06-21 Listed $129,900 REALCOMP
• 2016-11-22 Listing Removed — REALCOMP
• 2016-11-22 Listing Removed — MiRealSource-MiMLS
• 2016-11-19 Listed $107,000 MiRealSource-MiMLS
• 2016-11-18 Listed $107,000 REALCOMP
• 2016-11-01 Listing Removed — REALCOMP
• 2016-10-31 Listing Removed — MiRealSource-MiMLS
• 2016-05-28 Listed $105,000 MiRealSource-MiMLS
• 2016-05-28 Listed $105,000 REALCOMP
• 2014-09-10 Listing Removed — REALCOMP
• 2014-09-10 Listing Removed — MiRealSource-MiMLS
• 2014-06-12 Listed $124,900 REALCOMP
• 2014-06-12 Listed $124,900 MiRealSource-MiMLS
• 2010-09-08 Listing Removed — REALCOMP
• 2010-07-16 Listed $124,900 REALCOMP
• 2010-07-15 Listing Removed — REALCOMP
• 2010-04-12 Listed $124,900 REALCOMP
• 2000-06-21 Sold (MLS) $79,900 REALCOMP
• 2000-03-31 Listed $79,900 REALCOMP
• 2000-03-07 Listing Removed — REALCOMP
• 2000-02-07 Listed $84,900 REALCOMP
• 2000-02-02 Listing Removed — REALCOMP
• 1999-12-05 Listed $88,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $1,339 · -41.2% YoY. Source: county tax records.