12851 Hemingway · Livonia, MI 48239

$175,000

3 bd · 1.5 ba · 1,074 sqft · SingleFamily public records · 11 Days on market

Built 1955 5,663 sqft lot Est $179k · at est.

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Why this score? — see what drove the C- 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 +21.7/30.0
• ARV discount +8.6/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick ranch located in a quiet, established Redford neighborhood! Featuring several major mechanical updates, including a high-efficiency furnace, central air conditioning, and a hot water heater, offering peace of mind for the next owner. The roof is relatively new, having been updated within the past several years. Inside, you'll find a classic ranch layout with great natural light and a spacious feel. A three-season room off the back of the home provides additional living space and a great spot to relax while enjoying the backyard. While the major systems have been addressed, the home does offer an opportunity for the next owner to add their personal touches. A few finishing details and cosmetic updates will help bring this home to its full potential, making it an excellent option for buyers looking to build equity. With strong bones, important mechanical upgrades already completed, and a desirable location, this home is a fantastic opportunity to create something special.

Key facts

• Great natural light
• Three-season room
• Desirable location

Tags

• HIGH-EFFICIENCY FURNACE
• CENTRAL AIR CONDITIONING
• HOT WATER HEATER
• THREE-SEASON ROOM
• GREAT NATURAL LIGHT
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.1% 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.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1k of loan paydown is wiped out by about $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 21 sale attempts since 22y 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 $138k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1955 — 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $179,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12890 Hemingway	0.05mi	3/1.5	1,094 (+2%)	0mo	$135,000	$123	94
12770 Leverne	0.10mi	3/1.5	1,026 (-4%)	0mo	$205,000	$200	88
14041 Minock Dr	0.44mi	3/1.5	1,042 (-3%)	6mo	$167,000	$160	70
14126 Rockland	0.51mi	3/1.5	1,042 (-3%)	2mo	$205,000	$197	70
11748 Leverne	0.57mi	3/1.5	1,075 (+0%)	4mo	$142,000	$132	70
12135 Leverne	0.42mi	2/1.5 (-1)	1,050 (-2%)	6mo	$167,000	$159	66
11757 Eileen	0.61mi	3/1.0	1,040 (-3%)	0mo	$220,000	$212	64
26056 Lyndon	0.68mi	2/1.5 (-1)	1,068 (-1%)	6mo	$205,000	$192	57
12087 Leverne	0.46mi	3/2.0	1,210 (+13%)	3mo	$202,000	$167	53
12111 Inkster Rd	0.68mi	3/1.0	1,147 (+7%)	3mo	$155,000	$135	52
12845 Centralia	0.43mi	2/1.0 (-1)	1,228 (+14%)	5mo	$162,500	$132	45
11756 Berwyn	0.65mi	2/1.5 (-1)	930 (-13%)	2mo	$167,500	$180	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,869
• Equity at exit: $26,093

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,271
• Equity at exit: $15,131

Cash invested: $49,000 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$918
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $268

Break-even live

Break-even rent $1,436

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	0.18mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.61mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.79mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	2d	1	0.96mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	1.23mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	1.41mi

Listing history 50 events

1. 2026-03-17
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Solid brick ranch located in a quiet, established Redford neighborhood! Featuring several major mechanical updates, including a high-efficiency furnace, central air conditioning, and a hot water heater, offering peace of mind for the next owner. The roof is relatively new, having been updated within the past several years. Inside, you'll find a classic ranch layout with great natural light and a spacious feel. A three-season room off the back of the home provides additional living space and a great spot to relax while enjoying the backyard. While the major systems have been addressed, the home does offer an opportunity for the next owner to add their personal touches. A few finishing details and cosmetic updates will help bring this home to its full potential, making it an excellent option for buyers looking to build equity. With strong bones, important mechanical upgrades already completed, and a desirable location, this home is a fantastic opportunity to create something special.

2. 2026-03-17
   status Pending

   Show marketing remark (996 chars)

   Solid brick ranch located in a quiet, established Redford neighborhood! Featuring several major mechanical updates, including a high-efficiency furnace, central air conditioning, and a hot water heater, offering peace of mind for the next owner. The roof is relatively new, having been updated within the past several years. Inside, you'll find a classic ranch layout with great natural light and a spacious feel. A three-season room off the back of the home provides additional living space and a great spot to relax while enjoying the backyard. While the major systems have been addressed, the home does offer an opportunity for the next owner to add their personal touches. A few finishing details and cosmetic updates will help bring this home to its full potential, making it an excellent option for buyers looking to build equity. With strong bones, important mechanical upgrades already completed, and a desirable location, this home is a fantastic opportunity to create something special.

3. 2026-03-05
   listed $175,000 Active 996-char remark

   Show marketing remark (996 chars)

   Solid brick ranch located in a quiet, established Redford neighborhood! Featuring several major mechanical updates, including a high-efficiency furnace, central air conditioning, and a hot water heater, offering peace of mind for the next owner. The roof is relatively new, having been updated within the past several years. Inside, you'll find a classic ranch layout with great natural light and a spacious feel. A three-season room off the back of the home provides additional living space and a great spot to relax while enjoying the backyard. While the major systems have been addressed, the home does offer an opportunity for the next owner to add their personal touches. A few finishing details and cosmetic updates will help bring this home to its full potential, making it an excellent option for buyers looking to build equity. With strong bones, important mechanical upgrades already completed, and a desirable location, this home is a fantastic opportunity to create something special.

4. 2026-03-05
   listed $175,000 Active

   Show marketing remark (996 chars)

   Solid brick ranch located in a quiet, established Redford neighborhood! Featuring several major mechanical updates, including a high-efficiency furnace, central air conditioning, and a hot water heater, offering peace of mind for the next owner. The roof is relatively new, having been updated within the past several years. Inside, you'll find a classic ranch layout with great natural light and a spacious feel. A three-season room off the back of the home provides additional living space and a great spot to relax while enjoying the backyard. While the major systems have been addressed, the home does offer an opportunity for the next owner to add their personal touches. A few finishing details and cosmetic updates will help bring this home to its full potential, making it an excellent option for buyers looking to build equity. With strong bones, important mechanical upgrades already completed, and a desirable location, this home is a fantastic opportunity to create something special.

5. 2021-10-29
   historical
6. 2021-10-29
   historical
7. 2021-09-24
   listed $150,000 Active
8. 2021-09-24
   listed $150,000 Active
9. 2021-09-22
   historical
10. 2021-09-22
    historical
11. 2020-05-15
    soldstatus $138,000
12. 2018-11-16
    soldstatus $107,000 Sold
13. 2018-11-16
    soldstatus $107,000 Closed
14. 2018-11-06
    listed $116,000
15. 2018-11-06
    historical
16. 2018-11-06
    historical
17. 2018-11-06
    listed $116,000
18. 2012-06-27
    soldstatus $39,000
19. 2012-06-27
    soldstatus $39,000
20. 2012-05-29
    historical
21. 2012-05-29
    historical
22. 2012-04-27
    listed $39,900
23. 2012-04-27
    listed $39,900
24. 2010-03-02
    historical
25. 2010-03-02
    historical
26. 2009-11-03
    listed $64,900
27. 2009-11-03
    listed $64,900
28. 2009-10-12
    historical
29. 2009-08-31
    listed $69,900
30. 2007-11-05
    historical
31. 2007-11-01
    listed $114,700
32. 2007-11-01
    historical
33. 2007-10-01
    listed $124,700
34. 2007-10-01
    historical
35. 2007-09-25
    listed $129,700
36. 2007-09-25
    historical
37. 2007-07-27
    listed $129,700
38. 2007-07-27
    historical
39. 2007-01-04
    listed $140,000
40. 2004-09-07
    soldstatus $149,000
41. 2004-06-29
    soldstatus $149,000
42. 2004-05-17
    listed $149,900
43. 2004-05-17
    historical
44. 2004-05-03
    listed $154,999
45. 2004-05-03
    historical
46. 2004-04-28
    listed $154,999
47. 2004-04-28
    historical
48. 2004-04-21
    listed $154,999
49. 2004-04-21
    historical
50. 2004-04-06
    listed $154,999

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$483/yr (+$40/mo · 27.9%)

ⓘ 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: $21,306
• − Mortgage interest: −$9,803
• − Property taxes: −$1,730
• − Insurance: −$875
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$5,091
• Taxable income: $398
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $3,119/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 36,976
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+96.6% since first listed

51 events — show timeline

• 2026-03-17 Pending — MiRealSource-MiMLS
• 2026-03-17 Pending — REALCOMP
• 2026-03-05 Listed $175,000 REALCOMP
• 2026-03-05 Listed $175,000 MiRealSource-MiMLS
• 2021-10-29 Listing Removed — REALCOMP
• 2021-10-29 Listing Removed — MiRealSource-MiMLS
• 2021-09-24 Listed $150,000 REALCOMP
• 2021-09-24 Listed $150,000 MiRealSource-MiMLS
• 2021-09-22 Coming Soon — MiRealSource-MiMLS
• 2021-09-22 Coming Soon — REALCOMP
• 2020-05-15 Sold (Public Records) $138,000 Public Records
• 2018-11-16 Sold (MLS) $107,000 MiRealSource-MiMLS
• 2018-11-16 Sold (MLS) $107,000 REALCOMP
• 2018-11-06 Listed $116,000 MiRealSource-MiMLS
• 2018-11-06 Listing Removed — MiRealSource-MiMLS
• 2018-11-06 Listing Removed — REALCOMP
• 2018-11-06 Listed $116,000 REALCOMP
• 2012-06-27 Sold (MLS) $39,000 REALCOMP
• 2012-06-27 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2012-05-29 Listing Removed — REALCOMP
• 2012-05-29 Listing Removed — MiRealSource-MiMLS
• 2012-04-27 Listed $39,900 REALCOMP
• 2012-04-27 Listed $39,900 MiRealSource-MiMLS
• 2010-03-02 Listing Removed — MiRealSource-MiMLS
• 2010-03-02 Listing Removed — REALCOMP
• 2009-11-03 Listed $64,900 MiRealSource-MiMLS
• 2009-11-03 Listed $64,900 REALCOMP
• 2009-10-12 Listing Removed — REALCOMP
• 2009-08-31 Listed $69,900 REALCOMP
• 2007-11-05 Listing Removed — REALCOMP
• 2007-11-01 Listing Removed — REALCOMP
• 2007-11-01 Listed $114,700 REALCOMP
• 2007-10-01 Listing Removed — REALCOMP
• 2007-10-01 Listed $124,700 REALCOMP
• 2007-09-25 Listing Removed — REALCOMP
• 2007-09-25 Listed $129,700 REALCOMP
• 2007-07-27 Listing Removed — REALCOMP
• 2007-07-27 Listed $129,700 REALCOMP
• 2007-01-04 Listed $140,000 REALCOMP
• 2004-09-07 Sold (Public Records) $149,000 Public Records
• 2004-06-29 Sold (MLS) $149,000 REALCOMP
• 2004-05-17 Listing Removed — REALCOMP
• 2004-05-17 Listed $149,900 REALCOMP
• 2004-05-03 Listing Removed — REALCOMP
• 2004-05-03 Listed $154,999 REALCOMP
• 2004-04-28 Listing Removed — REALCOMP
• 2004-04-28 Listed $154,999 REALCOMP
• 2004-04-21 Listing Removed — REALCOMP
• 2004-04-21 Listed $154,999 REALCOMP
• 2004-04-06 Listed $154,999 REALCOMP
• 1995-10-17 Sold (Public Records) $89,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,730 · -68.1% YoY. Source: county tax records.