38011 Ross St · Livonia, MI 48154

$299,999

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 16 Days on market

Built 1963 7,405 sqft lot Est $344k · 13% 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).

• ARV discount +13.3/15.0
• Cash flow +9.8/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DUE TO THE WEATHER THE OPEN HOUSE HAS BEEN MOVED TO WEDNESDAY 5/20/26 FROM 4:00-6:00 Welcome home to this Castle Gardens ranch offering nearly 1,300 square feet of comfortable living space! This charming home features a spacious family room with a cozy gas fireplace, perfect for relaxing or entertaining year-round. Major updates include newer windows, furnace, and a 50-gallon hot water tank, providing peace of mind for years to come. Step outside to enjoy the fenced backyard complete with a covered patio and storage shed - ideal for outdoor gatherings, gardening, or simply unwinding in your private outdoor space. Conveniently located near major freeways, Madonna University, and St. Mary Mercy Hospital, this home offers both comfort and accessibility. Optional membership to the desirable Castle Gardens Swim Club adds even more opportunity for summer fun and community enjoyment!

Key facts

• Covered patio
• Storage shed
• Major updates

Tags

• FENCED BACKYARD
• COVERED PATIO
• STORAGE SHED
• MAJOR UPDATES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 120 (0.17 acres)
• HOA & community: Community pool; Sidewalks

Exterior

• Parking: Attached 2-car garage; Driveway; Garage faces front; Garage door opener
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; One story; Ground-level entry
• Construction: Brick construction; Asphalt roof; Slab foundation; Built with above-grade finished area and additional below-grade finished space
• Exterior features: Covered porch; Covered patio; Outdoor lighting; Shed(s); Level lot; Paved road

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Range hood; Disposal; Exhaust fan
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Exhaust fan; No central cooling
• Interior features: High speed internet; Gas fireplace in family room; Partially finished basement; Laundry room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (29.3% below list).
• Recommended offer: $212k (29.3% below list) — sets the bar for 1% rule.

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.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Randolph Elementary School (math 62% / reading 57%, grade B-, #200 of 1,397 statewide, top 16%, 500 students, 43% FRL); Frost Middle School (math 43% / reading 58%, grade C, #110 of 493 statewide, top 23%, 626 students, 40% FRL); Churchill High School (math 53% / reading 67%, grade C+, #73 of 713 statewide, top 11%, 1,241 students, 35% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($295k) 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.

Recommended offer $211,981 (29.3% 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 1963 — 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 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?
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: 0.71% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $344,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37958 Lyndon St	0.10mi	4/1.5 (+1)	1,219 (-4%)	17mo	$300,000	$246	70
38630 Elsie St	0.36mi	3/1.0	1,198 (-5%)	3mo	$367,500	$307	70
14196 Stonehouse Ave E	0.44mi	3/1.5	1,310 (+4%)	6mo	$325,000	$248	69
14677 Newburgh Rd	0.35mi	3/1.5	1,339 (+6%)	7mo	$320,000	$239	68
38393 Mason St	0.34mi	3/1.5	1,103 (-13%)	4mo	$350,000	$317	59
15211 Norman St	0.42mi	3/2.0	1,198 (-5%)	14mo	$320,000	$267	58
39079 Ross St	0.43mi	3/2.0	1,162 (-8%)	10mo	$375,000	$323	55
37504 Howell St	0.35mi	3/1.5	1,357 (+7%)	20mo	$360,000	$265	55
38640 Mason St	0.44mi	3/1.5	1,327 (+5%)	21mo	$330,000	$249	54
14962 Bassett St	0.52mi	3/2.0	1,184 (-6%)	12mo	$325,000	$274	53
38735 Summers St	0.54mi	3/1.5	1,103 (-13%)	10mo	$300,000	$272	45
39273 Grennada St	0.64mi	3/1.5	1,184 (-6%)	23mo	$322,000	$272	41

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-61,093
• Equity at exit: $44,731

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-69,528
• Equity at exit: $25,938

Cash invested: $84,000 (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 48154

• Active inventory: 108
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-194

Break-even live

Break-even rent $2,366

Max offer price $265,643

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-110	+0% $-194	+5% $-279	+10% $-364
Rent	-10% $-362	-5% $-278	+0% $-194	+5% $-111	+10% $-27
Rate	-1.0pp $-43	-0.5pp $-118	base $-194	+0.5pp $-272	+1.0pp $-351

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37950 Grantland St Livonia, MI	3.0	1.0	1820	$2,450	$1.35	26d	1	1.23mi
39475 Springwater Dr Northville, MI	2.0	2.5	1536	$2,045	$1.33	0d	1	1.44mi
39460 Springwater Dr Northville, MI	2.0	2.5	1764	$2,400	$1.36	0d	1	1.44mi
11618 Plymouth Woods Dr Livonia, MI	2.0	1.0	1075	$1,632	$1.52	6d	4	1.46mi

Listing history 8 events

1. 2026-06-07
   status $299,999 Pending 16 DOM
2. 2026-06-04
   days on market $299,999 Active 16 DOM
3. 2026-06-03
   days on market $299,999 Active 15 DOM
4. 2026-06-02
   days on market $299,999 Active 14 DOM
5. 2026-06-01
   days on market $299,999 Active 13 DOM
6. 2026-05-31
   days on market $299,999 Active 12 DOM
7. 2026-05-19
   listed $299,999 Active

   Show marketing remark (891 chars)

   DUE TO THE WEATHER THE OPEN HOUSE HAS BEEN MOVED TO WEDNESDAY 5/20/26 FROM 4:00-6:00 Welcome home to this Castle Gardens ranch offering nearly 1,300 square feet of comfortable living space! This charming home features a spacious family room with a cozy gas fireplace, perfect for relaxing or entertaining year-round. Major updates include newer windows, furnace, and a 50-gallon hot water tank, providing peace of mind for years to come. Step outside to enjoy the fenced backyard complete with a covered patio and storage shed - ideal for outdoor gatherings, gardening, or simply unwinding in your private outdoor space. Conveniently located near major freeways, Madonna University, and St. Mary Mercy Hospital, this home offers both comfort and accessibility. Optional membership to the desirable Castle Gardens Swim Club adds even more opportunity for summer fun and community enjoyment!

8. 2026-05-19
   listed $299,999 Active 891-char remark

   Show marketing remark (891 chars)

   DUE TO THE WEATHER THE OPEN HOUSE HAS BEEN MOVED TO WEDNESDAY 5/20/26 FROM 4:00-6:00 Welcome home to this Castle Gardens ranch offering nearly 1,300 square feet of comfortable living space! This charming home features a spacious family room with a cozy gas fireplace, perfect for relaxing or entertaining year-round. Major updates include newer windows, furnace, and a 50-gallon hot water tank, providing peace of mind for years to come. Step outside to enjoy the fenced backyard complete with a covered patio and storage shed - ideal for outdoor gatherings, gardening, or simply unwinding in your private outdoor space. Conveniently located near major freeways, Madonna University, and St. Mary Mercy Hospital, this home offers both comfort and accessibility. Optional membership to the desirable Castle Gardens Swim Club adds even more opportunity for summer fun and community enjoyment!

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $3,335 · $278/mo
• Expected delta: +$1,285/yr (+$107/mo · 62.6%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,438
• − Mortgage interest: −$16,805
• − Property taxes: −$2,051
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$8,727
• Taxable loss: −$7,715
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-482/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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
• City population: 56,806
• Population (ZIP): 36,915

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Indo-European 3% Arabic 2% 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: ▼ -263.93%
• Current HPI: 192.3426
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $299,999 MiRealSource-MiMLS
• 2026-05-19 Listed $299,999 REALCOMP

Property tax history

-2.5%/yr

Latest (2025): $2,051 · -44.2% YoY. Source: county tax records.