25260 Reeck Rd · Woodhaven, MI 48183

$178,000

3 bd · 1.0 ba · 961 sqft · SingleFamily public records · 98 Days on market

Built 1951 8,276 sqft lot Est $175k · 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 +21.8/30.0
• DSCR +7.0/10.0
• ARV discount +6.7/15.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

Key facts

• 8,276 sq ft lot
• Built 1951
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $162k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Woodhaven — 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 83/100 on livability (#49 in MI, #1,017 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Gibraltar School District (suburban): math 29% / reading 46% proficiency, ranked #219 of 540 in MI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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

• It's been on market 98 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 36 sale attempts since 27y 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.

Risks & watch-outs

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

Recommended offer $161,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $174,902
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25246 Reeck Rd	0.01mi	3/1.0	980 (+2%)	18mo	$178,000	$182	81
26529 Willow Cv	0.68mi	3/1.0	1,000 (+4%)	3mo	$178,000	$178	59
25898 Fairgrove St	0.32mi	3/1.0	1,092 (+14%)	6mo	$210,000	$192	58
5083 Argonne St	0.60mi	3/1.0	1,006 (+5%)	16mo	$190,000	$189	51
26485 Willow Cv	0.65mi	3/1.0	1,000 (+4%)	21mo	$170,000	$170	46

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,128
• Equity at exit: $26,540

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $13,118
• Equity at exit: $15,390

Cash invested: $49,840 (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 48183

• Active inventory: 171
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $278

Break-even live

Break-even rent $1,497

Max offer price $178,000

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25010 Marsh Creek Blvd Woodhaven, MI	2.0–3.0	2.0	1150	$2,123	$1.85	1d	6	0.38mi
19400 S Glen Blvd Brownstown Charter Twp, MI	1.0–2.0	1.0	702	$1,350	$1.92	1d	3	1.26mi

Listing history 50 events

1. 2025-05-14
   soldstatus $170,000
2. 2025-05-09
   soldstatus $170,000 Closed 291-char remark

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

3. 2025-05-09
   soldstatus $170,000 Closed 291-char remark

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

4. 2025-05-09
   soldstatus $170,000 Sold

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

5. 2025-04-21
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

6. 2025-04-21
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

7. 2025-04-21
   status Pending

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

8. 2025-04-16
   listed $178,000 Active 291-char remark

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

9. 2025-04-16
   historical $178,000 291-char remark

   Show marketing remark (291 chars)

   Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

10. 2025-04-16
    listed $178,000 Active

    Show marketing remark (291 chars)

    Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

11. 2025-04-16
    historical $178,000

    Show marketing remark (291 chars)

    Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

12. 2025-04-16
    listed $178,000 Active 291-char remark

    Show marketing remark (291 chars)

    Fully updated 3-bed ranch in Woodhaven with a brand-new roof, remodeled kitchen , modern bath, new flooring, fresh paint, updated lighting, and fresh landscaping. Spacious yard and private drive. Recently appraised--move in with confidence! Close to schools, parks, and shopping. A must-see!

13. 2025-02-08
    status Pending
14. 2025-02-08
    status Pending
15. 2025-02-02
    status Active
16. 2025-02-02
    status Active
17. 2025-02-01
    historical
18. 2025-02-01
    historical
19. 2024-11-22
    price $178,000
20. 2024-11-21
    price $178,000
21. 2024-11-02
    listed $179,900 Active
22. 2024-11-02
    listed $179,900 Active
23. 2024-10-30
    historical $179,900
24. 2024-10-30
    historical $179,900
25. 2013-12-18
    soldstatus $31,200
26. 2013-12-18
    soldstatus $31,200
27. 2013-12-18
    soldstatus $31,200
28. 2013-11-21
    historical
29. 2013-11-11
    listed $32,200
30. 2013-11-11
    listed $32,200
31. 2013-08-23
    listed $32,200
32. 2012-12-09
    historical
33. 2012-12-09
    historical
34. 2012-04-10
    historical
35. 2012-01-06
    listed $29,900
36. 2012-01-06
    listed $29,900
37. 2011-11-09
    historical
38. 2011-10-10
    listed $34,900
39. 2011-10-10
    listed $34,900
40. 2011-08-29
    historical
41. 2011-08-29
    historical
42. 2010-10-29
    listed $39,000
43. 2010-10-29
    listed $39,000
44. 2009-07-25
    historical
45. 2009-07-25
    historical
46. 2006-10-22
    historical
47. 2006-09-22
    soldstatus $88,900
48. 2006-06-14
    listed $89,900
49. 2006-06-14
    historical
50. 2006-04-21
    listed $99,900

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,420 · $202/mo
• Expected delta: +$321/yr (+$27/mo · 15.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,187
• − Mortgage interest: −$9,971
• − Property taxes: −$2,098
• − Insurance: −$890
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$5,178
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $3,218/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: Gibraltar School District
• NCES district ID: 2615870
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $64,791
• Composite: 33.77/100
• National rank: #5367
• State rank: #219 of 540 in MI

Livability — Woodhaven

• Score: 83/100
• State rank: #49
• US rank: #1017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodhaven, MI
• County: Wayne County · 1,562,939 people
• City population: 41,765
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -222.34%
• Current HPI: 216.3623
• 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

+246.9% since first listed

81 events — show timeline

• 2025-05-14 Sold (Public Records) $170,000 Public Records
• 2025-05-09 Sold (MLS) $170,000 SW Michigan MLS
• 2025-05-09 Sold (MLS) $170,000 MiRealSource-MiMLS
• 2025-05-09 Sold (MLS) $170,000 REALCOMP
• 2025-04-21 Pending — REALCOMP
• 2025-04-21 Pending — MiRealSource-MiMLS
• 2025-04-21 Pending — SW Michigan MLS
• 2025-04-16 Listed $178,000 MiRealSource-MiMLS
• 2025-04-16 Coming Soon $178,000 MiRealSource-MiMLS
• 2025-04-16 Listed $178,000 SW Michigan MLS
• 2025-04-16 Coming Soon $178,000 SW Michigan MLS
• 2025-04-16 Listed $178,000 REALCOMP
• 2025-02-08 Pending — MiRealSource-MiMLS
• 2025-02-08 Pending — REALCOMP
• 2025-02-02 Relisted — MiRealSource-MiMLS
• 2025-02-02 Relisted — REALCOMP
• 2025-02-01 Listing Removed — REALCOMP
• 2025-02-01 Listing Removed — MiRealSource-MiMLS
• 2024-11-22 Price Changed $178,000 MiRealSource-MiMLS
• 2024-11-21 Price Changed $178,000 REALCOMP
• 2024-11-02 Listed $179,900 MiRealSource-MiMLS
• 2024-11-02 Listed $179,900 REALCOMP
• 2024-10-30 Coming Soon $179,900 REALCOMP
• 2024-10-30 Coming Soon $179,900 MiRealSource-MiMLS
• 2013-12-18 Sold (MLS) $31,200 MiRealSource-MiMLS
• 2013-12-18 Sold (MLS) $31,200 REALCOMP
• 2013-12-18 Sold (MLS) $31,200 REALCOMP
• 2013-11-21 Listing Removed — MiRealSource-MiMLS
• 2013-11-11 Listed $32,200 MiRealSource-MiMLS
• 2013-11-11 Listed $32,200 REALCOMP
• 2013-08-23 Listed $32,200 REALCOMP
• 2012-12-09 Listing Removed — REALCOMP
• 2012-12-09 Listing Removed — MiRealSource-MiMLS
• 2012-04-10 Listing Removed — MiRealSource-MiMLS
• 2012-01-06 Listed $29,900 REALCOMP
• 2012-01-06 Listed $29,900 MiRealSource-MiMLS
• 2011-11-09 Listing Removed — REALCOMP
• 2011-10-10 Listed $34,900 REALCOMP
• 2011-10-10 Listed $34,900 MiRealSource-MiMLS
• 2011-08-29 Listing Removed — REALCOMP
• 2011-08-29 Listing Removed — MiRealSource-MiMLS
• 2010-10-29 Listed $39,000 REALCOMP
• 2010-10-29 Listed $39,000 MiRealSource-MiMLS
• 2009-07-25 Listing Removed — MiRealSource-MiMLS
• 2009-07-25 Listing Removed — REALCOMP
• 2006-10-22 Listing Removed — MiRealSource-MiMLS
• 2006-09-22 Sold (MLS) $88,900 REALCOMP
• 2006-06-14 Listing Removed — REALCOMP
• 2006-06-14 Listed $89,900 REALCOMP
• 2006-04-21 Listing Removed — REALCOMP
• 2006-04-21 Listed $99,900 REALCOMP
• 2006-03-22 Listing Removed — REALCOMP
• 2006-03-22 Listed $113,900 REALCOMP
• 2006-03-15 Listed $104,900 REALCOMP
• 2006-03-15 Listed $104,900 MiRealSource-MiMLS
• 2006-02-13 Listed $113,900 REALCOMP
• 2004-04-26 Sold (Public Records) $100,000 Public Records
• 2004-01-19 Listing Removed — MiRealSource-MiMLS
• 2004-01-19 Listing Removed — REALCOMP
• 2004-01-19 Listing Removed — MiRealSource-MiMLS
• 2003-11-03 Listing Removed — MiRealSource-MiMLS
• 2003-10-19 Listed $104,900 REALCOMP
• 2003-10-19 Listed $104,900 MiRealSource-MiMLS
• 2003-08-13 Listing Removed — MiRealSource-MiMLS
• 2003-08-03 Listed $115,900 REALCOMP
• 2003-08-03 Listed $115,900 MiRealSource-MiMLS
• 2003-05-13 Listed $118,900 REALCOMP
• 2003-05-13 Listed $118,900 MiRealSource-MiMLS
• 2003-05-13 Listed $104,900 REALCOMP
• 2003-05-13 Listed $104,900 MiRealSource-MiMLS
• 2003-01-16 Listing Removed — MiRealSource-MiMLS
• 2002-07-16 Listed $129,900 REALCOMP
• 2002-07-16 Listed $129,900 MiRealSource-MiMLS
• 2002-07-16 Listed $129,900 MiRealSource-MiMLS
• 2002-07-16 Listed $129,900 REALCOMP
• 1999-07-28 Sold (Public Records) $80,500 Public Records
• 1999-06-10 Sold (MLS) $80,500 MiRealSource-MiMLS
• 1999-06-10 Sold (MLS) $80,500 REALCOMP
• 1999-04-19 Listed $84,900 MiRealSource-MiMLS
• 1999-04-19 Listed $84,900 REALCOMP
• 1992-08-10 Sold (Public Records) $49,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $2,098 · -52.8% YoY. Source: county tax records.