11807 Francis Ave · Plymouth, MI 48170

$375,000

4 bd · 2.5 ba · 1,320 sqft · MultiFamily public records · 5 Days on market

Built 1958 0.39 ac lot $284/sqft · 52% above area Est $371k · at est.

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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 +10.5/30.0
• ARV discount +7.0/15.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this cheery, impeccably maintained 4-bedroom, 2 full bath home on just under a half acre in Plymouth Township! This beloved tri-level offers 1,985 square feet of well-designed, usable living space, along with numerous updates throughout. The lower level features a spacious family room with a cozy gas fireplace, a laundry/utility room, storage space, a fourth bedroom, a full updated bath, and convenient walk-out access to the backyard. The updated kitchen showcases beautiful hardwood floors, and all appliances are included! Just off the kitchen and dining space, the expansive living room features a large bay window overlooking the front lawn and fills the home with abundant natural light! Upstairs, you'll find three comfortable bedrooms with continued hardwood flooring, along with a second spacious full bath. Step outside to your own private backyard oasis, complete with a covered deck, mature trees, thoughtful landscaping, and plenty of space to play, garden, or whatever your heart desires! Additional highlights include an attached two-car garage, a 10' x 8' storage shed, and a gas grill w/ dedicated gas line - perfect for summer entertaining! The horseshoe driveway provides ample parking. Major updates include: Roof (2022), HVAC (2021), and chimney and stairwell masonry updates (2025). Ideally located just one home from Hines Park, this property sits in a well-established neighborhood with a friendly nearby park and easy access to the Hines bike trails. Enjoy being less than 2 miles from downtown Plymouth while benefiting from lower township taxes, plus a convenient 20-minute drive to Detroit Metro Airport. Plymouth's vibrant community offers year-round events, excellent schools, shopping, dining, and undeniable charm! This well-loved home is ready for its next chapter! * * * * MULTIPLE OFFERS RECEIVED * * * * Offer Deadline Sunday 5/3/26 at 9pm * * * *

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1958

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage faces front and side; Garage door opener; Oversized garage; Driveway parking
• Security: Smoke detectors
• Utilities: Public sewer; Cable available
• Home design: Single-family residence; Residential property; Ground-level entry
• Construction: Brick construction; Asphalt roof; Slab foundation; Built with finished area above and partial finished area below grade
• Exterior features: Covered deck/patio; Barbecue area; Back yard fencing; Shed(s)

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Microwave; Dishwasher; Freestanding refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Finished basement with interior entry and partial walk-out access; Crawl space portion in basement; Gas fireplace in family room
• Laundry & utility: Laundry room; Washer and dryer included; Gas water heater; Dehumidifier

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (24.4% below list).
• Recommended offer: $283k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.1% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Plymouth-Canton Community Schools (suburban): math 58% / reading 66% proficiency, ranked #27 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 234 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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.
• 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $283,384 (24.4% 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 1958 — 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 A-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (median comp): $370,984
• List price: $375,000
• Delta: 1.08%
• Verdict: FAIR
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-71,866
• Equity at exit: $55,914

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-73,934
• Equity at exit: $32,423

Cash invested: $105,000 (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 48170

• Rents YoY: 3.4%
• Active inventory: 234
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$306 /mo · $3,677/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-190

Break-even live

Break-even rent $3,075

Max offer price $341,354

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40826 Gilbert St Plymouth, MI	3.0	1.0	1192	$3,150	$2.64	12d	1	0.18mi
9215 Tavistock Dr Plymouth, MI	3.0	1.5	1016	$3,500	$3.44	1d	1	1.01mi
37950 Grantland St Livonia, MI	3.0	1.0	1820	$2,450	$1.35	24d	1	1.21mi
8660 Walton Blvd Canton, MI	1.0–3.0	1.0–1.5	980	$1,900	$1.94	1d	25	1.30mi
8485 Forrest Dr Canton, MI	4.0	2.0	1494	$2,150	$1.44	1d	1	1.39mi
8375 Honeytree Blvd Canton, MI	1.0–4.0	1.0–2.5	1135	$2,150	$1.89	1d	1	1.42mi

Listing history 5 events

1. 2026-05-05
   status Pending 1920-char remark

   Show marketing remark (1907 chars)

   Welcome to this cheery, impeccably maintained 4-bedroom, 2 full bath home on just under a half acre in Plymouth Township! This beloved tri-level offers 1,985 square feet of well-designed, usable living space, along with numerous updates throughout. The lower level features a spacious family room with a cozy gas fireplace, a laundry/utility room, storage space, a fourth bedroom, a full updated bath, and convenient walk-out access to the backyard. The updated kitchen showcases beautiful hardwood floors, and all appliances are included! Just off the kitchen and dining space, the expansive living room features a large bay window overlooking the front lawn and fills the home with abundant natural light! Upstairs, you'll find three comfortable bedrooms with continued hardwood flooring, along with a second spacious full bath. Step outside to your own private backyard oasis, complete with a covered deck, mature trees, thoughtful landscaping, and plenty of space to play, garden, or whatever your heart desires! Additional highlights include an attached two-car garage, a 10' x 8' storage shed, and a gas grill w/ dedicated gas line - perfect for summer entertaining! The horseshoe driveway provides ample parking. Major updates include: Roof (2022), HVAC (2021), and chimney and stairwell masonry updates (2025). Ideally located just one home from Hines Park, this property sits in a well-established neighborhood with a friendly nearby park and easy access to the Hines bike trails. Enjoy being less than 2 miles from downtown Plymouth while benefiting from lower township taxes, plus a convenient 20-minute drive to Detroit Metro Airport. Plymouth's vibrant community offers year-round events, excellent schools, shopping, dining, and undeniable charm! This well-loved home is ready for its next chapter! * * * * MULTIPLE OFFERS RECEIVED * * * * Offer Deadline Sunday 5/3/26 at 9pm * * * *

2. 2026-05-05
   status Pending 1907-char remark

   Show marketing remark (1907 chars)

   Welcome to this cheery, impeccably maintained 4-bedroom, 2 full bath home on just under a half acre in Plymouth Township! This beloved tri-level offers 1,985 square feet of well-designed, usable living space, along with numerous updates throughout. The lower level features a spacious family room with a cozy gas fireplace, a laundry/utility room, storage space, a fourth bedroom, a full updated bath, and convenient walk-out access to the backyard. The updated kitchen showcases beautiful hardwood floors, and all appliances are included! Just off the kitchen and dining space, the expansive living room features a large bay window overlooking the front lawn and fills the home with abundant natural light! Upstairs, you'll find three comfortable bedrooms with continued hardwood flooring, along with a second spacious full bath. Step outside to your own private backyard oasis, complete with a covered deck, mature trees, thoughtful landscaping, and plenty of space to play, garden, or whatever your heart desires! Additional highlights include an attached two-car garage, a 10' x 8' storage shed, and a gas grill w/ dedicated gas line - perfect for summer entertaining! The horseshoe driveway provides ample parking. Major updates include: Roof (2022), HVAC (2021), and chimney and stairwell masonry updates (2025). Ideally located just one home from Hines Park, this property sits in a well-established neighborhood with a friendly nearby park and easy access to the Hines bike trails. Enjoy being less than 2 miles from downtown Plymouth while benefiting from lower township taxes, plus a convenient 20-minute drive to Detroit Metro Airport. Plymouth's vibrant community offers year-round events, excellent schools, shopping, dining, and undeniable charm! This well-loved home is ready for its next chapter! * * * * MULTIPLE OFFERS RECEIVED * * * * Offer Deadline Sunday 5/3/26 at 9pm * * * *

3. 2026-05-01
   listed $375,000 Active 1907-char remark

   Show marketing remark (1907 chars)

   Welcome to this cheery, impeccably maintained 4-bedroom, 2 full bath home on just under a half acre in Plymouth Township! This beloved tri-level offers 1,985 square feet of well-designed, usable living space, along with numerous updates throughout. The lower level features a spacious family room with a cozy gas fireplace, a laundry/utility room, storage space, a fourth bedroom, a full updated bath, and convenient walk-out access to the backyard. The updated kitchen showcases beautiful hardwood floors, and all appliances are included! Just off the kitchen and dining space, the expansive living room features a large bay window overlooking the front lawn and fills the home with abundant natural light! Upstairs, you'll find three comfortable bedrooms with continued hardwood flooring, along with a second spacious full bath. Step outside to your own private backyard oasis, complete with a covered deck, mature trees, thoughtful landscaping, and plenty of space to play, garden, or whatever your heart desires! Additional highlights include an attached two-car garage, a 10' x 8' storage shed, and a gas grill w/ dedicated gas line - perfect for summer entertaining! The horseshoe driveway provides ample parking. Major updates include: Roof (2022), HVAC (2021), and chimney and stairwell masonry updates (2025). Ideally located just one home from Hines Park, this property sits in a well-established neighborhood with a friendly nearby park and easy access to the Hines bike trails. Enjoy being less than 2 miles from downtown Plymouth while benefiting from lower township taxes, plus a convenient 20-minute drive to Detroit Metro Airport. Plymouth's vibrant community offers year-round events, excellent schools, shopping, dining, and undeniable charm! This well-loved home is ready for its next chapter! * * * * MULTIPLE OFFERS RECEIVED * * * * Offer Deadline Sunday 5/3/26 at 9pm * * * *

4. 2026-05-01
   listed $375,000 Active 1920-char remark

   Show marketing remark (1907 chars)

   Welcome to this cheery, impeccably maintained 4-bedroom, 2 full bath home on just under a half acre in Plymouth Township! This beloved tri-level offers 1,985 square feet of well-designed, usable living space, along with numerous updates throughout. The lower level features a spacious family room with a cozy gas fireplace, a laundry/utility room, storage space, a fourth bedroom, a full updated bath, and convenient walk-out access to the backyard. The updated kitchen showcases beautiful hardwood floors, and all appliances are included! Just off the kitchen and dining space, the expansive living room features a large bay window overlooking the front lawn and fills the home with abundant natural light! Upstairs, you'll find three comfortable bedrooms with continued hardwood flooring, along with a second spacious full bath. Step outside to your own private backyard oasis, complete with a covered deck, mature trees, thoughtful landscaping, and plenty of space to play, garden, or whatever your heart desires! Additional highlights include an attached two-car garage, a 10' x 8' storage shed, and a gas grill w/ dedicated gas line - perfect for summer entertaining! The horseshoe driveway provides ample parking. Major updates include: Roof (2022), HVAC (2021), and chimney and stairwell masonry updates (2025). Ideally located just one home from Hines Park, this property sits in a well-established neighborhood with a friendly nearby park and easy access to the Hines bike trails. Enjoy being less than 2 miles from downtown Plymouth while benefiting from lower township taxes, plus a convenient 20-minute drive to Detroit Metro Airport. Plymouth's vibrant community offers year-round events, excellent schools, shopping, dining, and undeniable charm! This well-loved home is ready for its next chapter! * * * * MULTIPLE OFFERS RECEIVED * * * * Offer Deadline Sunday 5/3/26 at 9pm * * * *

5. 2026-04-27
   historical $375,000 1907-char remark

   Show marketing remark (1907 chars)

   Welcome to this cheery, impeccably maintained 4-bedroom, 2 full bath home on just under a half acre in Plymouth Township! This beloved tri-level offers 1,985 square feet of well-designed, usable living space, along with numerous updates throughout. The lower level features a spacious family room with a cozy gas fireplace, a laundry/utility room, storage space, a fourth bedroom, a full updated bath, and convenient walk-out access to the backyard. The updated kitchen showcases beautiful hardwood floors, and all appliances are included! Just off the kitchen and dining space, the expansive living room features a large bay window overlooking the front lawn and fills the home with abundant natural light! Upstairs, you'll find three comfortable bedrooms with continued hardwood flooring, along with a second spacious full bath. Step outside to your own private backyard oasis, complete with a covered deck, mature trees, thoughtful landscaping, and plenty of space to play, garden, or whatever your heart desires! Additional highlights include an attached two-car garage, a 10' x 8' storage shed, and a gas grill w/ dedicated gas line - perfect for summer entertaining! The horseshoe driveway provides ample parking. Major updates include: Roof (2022), HVAC (2021), and chimney and stairwell masonry updates (2025). Ideally located just one home from Hines Park, this property sits in a well-established neighborhood with a friendly nearby park and easy access to the Hines bike trails. Enjoy being less than 2 miles from downtown Plymouth while benefiting from lower township taxes, plus a convenient 20-minute drive to Detroit Metro Airport. Plymouth's vibrant community offers year-round events, excellent schools, shopping, dining, and undeniable charm! This well-loved home is ready for its next chapter! * * * * MULTIPLE OFFERS RECEIVED * * * * Offer Deadline Sunday 5/3/26 at 9pm * * * *

ⓘ 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: $3,677 · $306/mo
• Projected year-2 tax: $4,726 · $394/mo
• Expected delta: +$1,049/yr (+$87/mo · 28.5%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,006
• − Mortgage interest: −$21,006
• − Property taxes: −$3,677
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$10,909
• Taxable loss: −$8,902
• Est. tax savings @ 24.0%: +$2,136
• After-tax cash flow: $-149/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: Plymouth-Canton Community Schools
• NCES district ID: 2628560
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $82,996
• Composite: 55.86/100
• National rank: #1204
• State rank: #27 of 540 in MI

Livability — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 40,076
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,076
• Household income: $114,278
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 790.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -336.77%
• Current HPI: 208.6713
• Rent YoY: ▲ 3.38%
• 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

+9.3% since first listed

9 events — show timeline

• 2026-05-28 Sold (MLS) $410,000 REALCOMP
• 2026-05-28 Sold (MLS) $410,000 MiRealSource-MiMLS
• 2026-05-28 Pending — REALCOMP
• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Listing Removed — REALCOMP
• 2026-05-01 Listed $375,000 MiRealSource-MiMLS
• 2026-05-01 Listed $375,000 REALCOMP
• 2026-04-27 Coming Soon $375,000 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $3,677 · +2.7% YoY. Source: county tax records.