34633 Brush St · Wayne, MI 48184

$110,000

2 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 164 Days on market

Built 1901 3,485 sqft lot $72/sqft · 34% below area Est $167k · 34% under ↓ 7% since listing

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Why this score? — see what drove the B- 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.2/10.0
• 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

Welcome to this charming Home in the heart of Wayne, offering over 1,500 square feet of living space and a flexible layout at an accessible price point. The main level features a spacious living room with plenty of room for relaxing or entertaining, a bright kitchen, and a full bathroom with fan and large linen closet. One bedroom is conveniently located on the main level, while the second floor includes a large upper-level room with natural light from windows on two sides. This home is move-in ready and includes a newer hot water tank, forced-air heating, vinyl siding, and city water and sewer. outside, the manageable yard provides space to enjoy without the burden of heavy maintenance. Great location for the right person. Updated with Vinyl Siding and trim. Spacious layout may allow for the possibility of a 3rd bedroom; buyer to verify. Convenient location near shopping, dining, golf, parks, and major highways. Ideal for first-time buyers, downsizers, or investors looking for value, square footage, and location. Schedule your showing today.

Key facts

• 3,485 sq ft lot
• Built 1901
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.5% in Wayne — 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 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $166,677
• List price: $110,000
• Delta: -34.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4185 Edmund St	0.26mi	3/2.0 (+1)	1,487 (-2%)	4mo	$195,000	$131	72
34810 Richard St	0.52mi	3/1.0 (+1)	1,502 (-1%)	0mo	$140,000	$93	68
33988 Currier St	0.74mi	3/1.0 (+1)	1,533 (+1%)	0mo	$155,000	$101	59
4337 EDMUND Edmund St	0.30mi	3/1.0 (+1)	1,697 (+12%)	6mo	$165,000	$97	57
34590 Stellwagen St	0.62mi	3/2.5 (+1)	1,496 (-2%)	1mo	$219,000	$146	56
4177 Washington St	0.27mi	3/1.0 (+1)	1,322 (-13%)	6mo	$165,000	$125	56
34270 Richard St	0.55mi	3/1.0 (+1)	1,650 (+8%)	5mo	$173,800	$105	52
4306 Elizabeth St	0.55mi	3/1.5 (+1)	1,354 (-11%)	3mo	$205,000	$151	47
4433 Elizabeth St	0.56mi	3/1.5 (+1)	1,350 (-11%)	4mo	$225,000	$167	45
33619 Forest St	0.48mi	3/2.0 (+1)	1,305 (-14%)	1mo	$105,000	$80	44
33561 Forest St	0.53mi	3/1.0 (+1)	1,305 (-14%)	4mo	$165,000	$126	43
34915 Chestnut St	0.56mi	3/2.0 (+1)	1,720 (+13%)	2mo	$230,000	$134	42

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $749
• Equity at exit: $16,401

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $24,643
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$577
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $291

Break-even live

Break-even rent $976

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3741 S Wayne Rd Wayne, MI	2.0	1.5	1114	$1,500	$1.35	2d	1	0.21mi
4332 Biddle St Wayne, MI	3.0	2.0	1176	$1,525	$1.30	44d	1	0.36mi
35759 Glenwood Rd Unit 35759 Wayne, MI	2.0	1.0	1360	$1,300	$0.96	44d	1	0.88mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	44d	1	0.94mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	15d	1	0.97mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	1.04mi

Listing history 23 events

1. 2026-05-31
   days on market $110,000 Active 164 DOM
2. 2026-04-24
   price $110,000 1058-char remark

   Show marketing remark (1058 chars)

   Welcome to this charming Home in the heart of Wayne, offering over 1,500 square feet of living space and a flexible layout at an accessible price point. The main level features a spacious living room with plenty of room for relaxing or entertaining, a bright kitchen, and a full bathroom with fan and large linen closet. One bedroom is conveniently located on the main level, while the second floor includes a large upper-level room with natural light from windows on two sides. This home is move-in ready and includes a newer hot water tank, forced-air heating, vinyl siding, and city water and sewer. outside, the manageable yard provides space to enjoy without the burden of heavy maintenance. Great location for the right person. Updated with Vinyl Siding and trim. Spacious layout may allow for the possibility of a 3rd bedroom; buyer to verify. Convenient location near shopping, dining, golf, parks, and major highways. Ideal for first-time buyers, downsizers, or investors looking for value, square footage, and location. Schedule your showing today.

3. 2026-04-23
   price $110,000 1058-char remark

   Show marketing remark (1058 chars)

   Welcome to this charming Home in the heart of Wayne, offering over 1,500 square feet of living space and a flexible layout at an accessible price point. The main level features a spacious living room with plenty of room for relaxing or entertaining, a bright kitchen, and a full bathroom with fan and large linen closet. One bedroom is conveniently located on the main level, while the second floor includes a large upper-level room with natural light from windows on two sides. This home is move-in ready and includes a newer hot water tank, forced-air heating, vinyl siding, and city water and sewer. outside, the manageable yard provides space to enjoy without the burden of heavy maintenance. Great location for the right person. Updated with Vinyl Siding and trim. Spacious layout may allow for the possibility of a 3rd bedroom; buyer to verify. Convenient location near shopping, dining, golf, parks, and major highways. Ideal for first-time buyers, downsizers, or investors looking for value, square footage, and location. Schedule your showing today.

4. 2025-12-19
   listed $120,000 Active 1058-char remark

   Show marketing remark (1058 chars)

   Welcome to this charming Home in the heart of Wayne, offering over 1,500 square feet of living space and a flexible layout at an accessible price point. The main level features a spacious living room with plenty of room for relaxing or entertaining, a bright kitchen, and a full bathroom with fan and large linen closet. One bedroom is conveniently located on the main level, while the second floor includes a large upper-level room with natural light from windows on two sides. This home is move-in ready and includes a newer hot water tank, forced-air heating, vinyl siding, and city water and sewer. outside, the manageable yard provides space to enjoy without the burden of heavy maintenance. Great location for the right person. Updated with Vinyl Siding and trim. Spacious layout may allow for the possibility of a 3rd bedroom; buyer to verify. Convenient location near shopping, dining, golf, parks, and major highways. Ideal for first-time buyers, downsizers, or investors looking for value, square footage, and location. Schedule your showing today.

5. 2025-12-19
   listed $120,000 Active 1058-char remark

   Show marketing remark (1058 chars)

   Welcome to this charming Home in the heart of Wayne, offering over 1,500 square feet of living space and a flexible layout at an accessible price point. The main level features a spacious living room with plenty of room for relaxing or entertaining, a bright kitchen, and a full bathroom with fan and large linen closet. One bedroom is conveniently located on the main level, while the second floor includes a large upper-level room with natural light from windows on two sides. This home is move-in ready and includes a newer hot water tank, forced-air heating, vinyl siding, and city water and sewer. outside, the manageable yard provides space to enjoy without the burden of heavy maintenance. Great location for the right person. Updated with Vinyl Siding and trim. Spacious layout may allow for the possibility of a 3rd bedroom; buyer to verify. Convenient location near shopping, dining, golf, parks, and major highways. Ideal for first-time buyers, downsizers, or investors looking for value, square footage, and location. Schedule your showing today.

6. 2025-12-14
   historical $120,000 1058-char remark

   Show marketing remark (1058 chars)

   Welcome to this charming Home in the heart of Wayne, offering over 1,500 square feet of living space and a flexible layout at an accessible price point. The main level features a spacious living room with plenty of room for relaxing or entertaining, a bright kitchen, and a full bathroom with fan and large linen closet. One bedroom is conveniently located on the main level, while the second floor includes a large upper-level room with natural light from windows on two sides. This home is move-in ready and includes a newer hot water tank, forced-air heating, vinyl siding, and city water and sewer. outside, the manageable yard provides space to enjoy without the burden of heavy maintenance. Great location for the right person. Updated with Vinyl Siding and trim. Spacious layout may allow for the possibility of a 3rd bedroom; buyer to verify. Convenient location near shopping, dining, golf, parks, and major highways. Ideal for first-time buyers, downsizers, or investors looking for value, square footage, and location. Schedule your showing today.

7. 2025-12-01
   historical
8. 2025-12-01
   historical
9. 2025-10-15
   price $124,900
10. 2025-10-14
    price $124,900
11. 2025-09-03
    listed $129,900 Active
12. 2025-09-03
    listed $129,900 Active
13. 2020-10-17
    historical
14. 2020-10-16
    historical
15. 2020-09-18
    listed $125,000 Active
16. 2020-09-16
    historical
17. 2020-09-16
    listed $125,000 Active
18. 2005-07-18
    historical
19. 2005-04-18
    listed $99,900
20. 2004-09-29
    historical
21. 2004-06-29
    listed $115,900
22. 2004-06-17
    historical
23. 2004-03-17
    listed $117,900

ⓘ 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: $1,782 · $148/mo
• Projected year-2 tax: $1,782 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,137
• − Mortgage interest: −$6,162
• − Property taxes: −$1,782
• − Insurance: −$550
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,200
• Taxable income: $1,862
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,048/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

-6.7% since first listed

22 events — show timeline

• 2026-04-24 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $110,000 REALCOMP
• 2025-12-19 Listed $120,000 MiRealSource-MiMLS
• 2025-12-19 Listed $120,000 REALCOMP
• 2025-12-14 Coming Soon $120,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-15 Price Changed $124,900 MiRealSource-MiMLS
• 2025-10-14 Price Changed $124,900 REALCOMP
• 2025-09-03 Listed $129,900 REALCOMP
• 2025-09-03 Listed $129,900 MiRealSource-MiMLS
• 2020-10-17 Listing Removed — REALCOMP
• 2020-10-16 Listing Removed — MiRealSource-MiMLS
• 2020-09-18 Listed $125,000 REALCOMP
• 2020-09-16 Coming Soon — REALCOMP
• 2020-09-16 Listed $125,000 MiRealSource-MiMLS
• 2005-07-18 Listing Removed — REALCOMP
• 2005-04-18 Listed $99,900 REALCOMP
• 2004-09-29 Listing Removed — REALCOMP
• 2004-06-29 Listed $115,900 REALCOMP
• 2004-06-17 Listing Removed — REALCOMP
• 2004-03-17 Listed $117,900 REALCOMP

Property tax history

+1.0%/yr

Latest (2025): $1,782 · -12.0% YoY. Source: county tax records.