33953 Glover St · Wayne, MI 48184

$139,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 20 Days on market

Built 1951 5,663 sqft lot Est $168k · 17% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom bungalow offering over 1,200 sq ft with endless potential! This home features a functional layout, generous living space, and an opportunity to add your own personal style and updates. Major mechanical updates include a newer furnace and hot water tank (2024). Whether you're an investor looking for your next project or a buyer ready to create the home you've been dreaming of, this property is full of possibilities at an incredible value. Don't wait, schedule your private showing today!

Key facts

• 5,663 sq ft lot
• Built 1951
• Listed 20 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry; Aluminum siding
• Construction: Asphalt roof; Block foundation
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas; No central cooling
• Interior features: Gas water heater; Dishwasher; Free-standing gas range; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $56 ($678/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 $123k (12.1% below list).
• Recommended offer: $123k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.6% in Wayne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#252 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment D-.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $967 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

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,956 (12.1% below list)

Questions for the listing agent

1. Built in 1951 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $168,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34321 John St	0.25mi	3/1.0	1,222 (+2%)	1mo	$160,000	$131	84
34472 Phyllis St	0.26mi	3/1.5	1,250 (+4%)	0mo	$197,000	$158	79
5932 Colorado St	0.36mi	3/1.0	1,242 (+4%)	4mo	$179,000	$144	74
34441 Phyllis St	0.24mi	3/1.0	1,040 (-13%)	2mo	$190,000	$183	65
4190 2nd St	0.66mi	3/1.0	1,248 (+4%)	2mo	$166,000	$133	61
33988 Richard St	0.24mi	3/1.0	1,022 (-15%)	4mo	$180,000	$176	61
5814 Second St	0.37mi	3/1.5	1,322 (+10%)	6mo	$234,500	$177	59
34918 Winslow St	0.56mi	3/1.0	1,058 (-12%)	1mo	$147,000	$139	54
33561 Forest St	0.65mi	3/1.0	1,305 (+9%)	4mo	$165,000	$126	52
33619 Forest St	0.63mi	3/2.0	1,305 (+9%)	1mo	$105,000	$80	51
4004 Howe Rd	0.69mi	3/2.0	1,104 (-8%)	2mo	$152,000	$138	49
4052 Howe Rd	0.66mi	3/2.0	1,104 (-8%)	3mo	$155,000	$140	49

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-19,086
• Equity at exit: $20,860

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-12,042
• Equity at exit: $12,096

Cash invested: $39,172 (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 48184

• Active inventory: 56
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$734
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $56

Break-even live

Break-even rent $1,158

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $136	-5% $96	+0% $56	+5% $17	+10% $-23
Rent	-10% $-41	-5% $8	+0% $56	+5% $105	+10% $154
Rate	-1.0pp $127	-0.5pp $92	base $56	+0.5pp $20	+1.0pp $-17

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5672 Howe Rd Unit 15 Wayne, MI	2.0	1.0	700	$850	$1.21	18d	1	0.08mi
4924 Howe Rd Wayne, MI	3.0	1.0	1022	$1,300	$1.27	18d	1	0.23mi
34510 Van Born Rd Wayne, MI	2.0	1.0	990	$1,325	$1.34	15d	1	0.31mi
35390 Van Born Rd #103 Wayne, MI	2.0	1.0	925	$1,100	$1.19	44d	1	0.66mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	3d	5	0.73mi
4332 Biddle St Wayne, MI	3.0	2.0	1176	$1,525	$1.30	44d	1	0.78mi
34639 Brush St Wayne, MI	2.0	1.0	780	$1,200	$1.54	44d	1	0.81mi
34420 Sims St Unit 14 Wayne, MI	2.0	1.0	800	$900	$1.12	44d	1	0.97mi
34420 Sims St Unit 11 Wayne, MI	2.0	1.0	800	$849	$1.06	5d	1	0.97mi
3741 S Wayne Rd Wayne, MI	2.0	1.5	1114	$1,500	$1.35	0d	1	0.97mi
5228 Fletcher St Wayne, MI	3.0	1.0	900	$1,750	$1.94	0d	1	1.01mi
35505 E Michigan Ave Unit 1 Wayne, MI	2.0	1.0	780	$775	$0.99	44d	1	1.09mi
35700 E Michigan Ave Wayne, MI	2.0	1.0	701	$1,060	$1.51	5d	6	1.21mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	25d	1	1.34mi
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	44d	1	1.44mi
7080 Niagara St Unit CC091 Romulus, MI	2.0	1.0	900	$1,175	$1.31	13d	1	1.45mi
7080 Niagara St Unit CC113 Romulus, MI	2.0	1.0	900	$1,195	$1.33	13d	1	1.45mi
7080 Niagara St Unit CC031 Romulus, MI	2.0	1.0	900	$1,245	$1.38	25d	1	1.45mi
7080 Niagara St Romulus, MI	1.0–2.0	1.0	850	$1,295	$1.52	0d	14	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 20 DOM
2. 2026-06-17
   days on market $139,900 Active 19 DOM
3. 2026-06-16
   days on market $139,900 Active 18 DOM
4. 2026-06-15
   days on market $139,900 Active 17 DOM
5. 2026-06-13
   days on market $139,900 Active 15 DOM
6. 2026-06-13
   days on market $139,900 Active 14 DOM
7. 2026-06-09
   days on market $139,900 Active 11 DOM
8. 2026-06-08
   days on market $139,900 Active 10 DOM
9. 2026-06-08
   price $139,900 Active 9 DOM
10. 2026-06-07
    days on market $145,000 Active 9 DOM
11. 2026-06-04
    days on market $145,000 Active 6 DOM
12. 2026-06-03
    days on market $145,000 Active 5 DOM
13. 2026-06-02
    days on market $145,000 Active 4 DOM
14. 2026-06-01
    days on market $145,000 Active 3 DOM
15. 2026-05-31
    days on market $145,000 Active 2 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: $1,475 · $123/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$340/yr (+$28/mo · 23.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,755
• − Mortgage interest: −$7,837
• − Property taxes: −$1,475
• − Insurance: −$700
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,070
• Taxable loss: −$1,687
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $1,083/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Wayne

• Score: 72/100
• State rank: #252
• US rank: #6284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayne, MI
• County: Wayne County · 1,562,939 people
• City population: 17,348
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,348
• Household income: $59,171
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 720.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 25% Two or more races 7% Hispanic / Latino 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -171.12%
• Current HPI: 217.8548
• 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

2 events — show timeline

• 2026-05-29 Listed $145,000 MiRealSource-MiMLS
• 2026-05-29 Listed $145,000 REALCOMP

Property tax history

+0.6%/yr

Latest (2025): $1,475 · -16.2% YoY. Source: county tax records.