11757 Eileen · Livonia, MI 48239

$225,000

3 bd · 1.0 ba · 926 sqft · SingleFamily public records · 16 Days on market

Built 1958 5,663 sqft lot Est $150k · 50% over

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Why this score? — see what drove the F 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 +13.0/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this gorgeous family home in a very appealing Redford neighborhood. Incredible wide-open floorplan with plenty of newer windows providing an abundance of natural light. Also features a large modern and bright kitchen. Home has several cosmetic updates including refinished hardwood floors, cabinets, fresh paint, new vanities, new window treatments, and much more. Property also features a large fenced in back yard with a large two car garage. This house is in move in condition and truly a must see. Priced aggressively to sell. Located close to shops, schools, and restaurants, this will not last.

Key facts

• Wide-open floorplan
• Large modern kitchen
• Newer windows

Tags

• WIDE-OPEN FLOORPLAN
• NEWER WINDOWS
• LARGE MODERN KITCHEN
• REFINISHED HARDWOOD FLOORS
• LARGE FENCED IN BACK YARD
• TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-13 ($-162/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (24.5% below list).
• Recommended offer: $170k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Livonia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $7k 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 ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $85k; list at $225k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,854 (24.5% 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 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: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $150,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11757 Eileen	0.00mi	3/1.0	1,040 (+12%)	0mo	$220,000	$212	79
11756 Berwyn	0.38mi	2/1.5 (-1)	930 (+0%)	2mo	$167,500	$180	73
9960 Rockland	0.45mi	3/2.0	937 (+1%)	2mo	$150,000	$160	72
9648 Nathaline Ave	0.48mi	3/1.0	894 (-4%)	4mo	$145,000	$162	69
9640 Nathaline	0.48mi	3/1.0	894 (-4%)	5mo	$125,000	$140	68
9624 Nathaline	0.50mi	3/1.0	1,019 (+10%)	3mo	$209,000	$205	58
9983 Hemingway	0.36mi	3/1.0	1,059 (+14%)	3mo	$149,000	$141	57
12135 Leverne	0.21mi	2/1.5 (-1)	1,050 (+13%)	6mo	$167,000	$159	56
12009 Arcola St	0.49mi	3/1.0	1,018 (+10%)	8mo	$192,500	$189	54
12770 Leverne	0.56mi	3/1.5	1,026 (+11%)	0mo	$205,000	$200	53
9964 Norborne	0.56mi	3/1.0	1,033 (+12%)	5mo	$125,900	$122	50
9636 Centralia	0.68mi	3/1.0	1,043 (+13%)	4mo	$135,000	$129	44

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-36,987
• Equity at exit: $33,548

10-year hold

• IRR: -8.0%
• Equity multiple: 0.49×
• Total profit: $-31,941
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-13

Break-even live

Break-even rent $1,716

Max offer price $222,618

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $50	+0% $-13	+5% $-77	+10% $-141
Rent	-10% $-148	-5% $-81	+0% $-13	+5% $54	+10% $121
Rate	-1.0pp $100	-0.5pp $44	base $-13	+0.5pp $-72	+1.0pp $-131

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.47mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.59mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	0.80mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	1.38mi

Listing history 11 events

1. 2026-04-22
   status Pending 618-char remark

   Show marketing remark (618 chars)

   Don't miss out on this gorgeous family home in a very appealing Redford neighborhood. Incredible wide-open floorplan with plenty of newer windows providing an abundance of natural light. Also features a large modern and bright kitchen. Home has several cosmetic updates including refinished hardwood floors, cabinets, fresh paint, new vanities, new window treatments, and much more. Property also features a large fenced in back yard with a large two car garage. This house is in move in condition and truly a must see. Priced aggressively to sell. Located close to shops, schools, and restaurants, this will not last.

2. 2026-04-22
   status Pending

   Show marketing remark (618 chars)

   Don't miss out on this gorgeous family home in a very appealing Redford neighborhood. Incredible wide-open floorplan with plenty of newer windows providing an abundance of natural light. Also features a large modern and bright kitchen. Home has several cosmetic updates including refinished hardwood floors, cabinets, fresh paint, new vanities, new window treatments, and much more. Property also features a large fenced in back yard with a large two car garage. This house is in move in condition and truly a must see. Priced aggressively to sell. Located close to shops, schools, and restaurants, this will not last.

3. 2026-04-06
   listed $225,000 Active

   Show marketing remark (618 chars)

   Don't miss out on this gorgeous family home in a very appealing Redford neighborhood. Incredible wide-open floorplan with plenty of newer windows providing an abundance of natural light. Also features a large modern and bright kitchen. Home has several cosmetic updates including refinished hardwood floors, cabinets, fresh paint, new vanities, new window treatments, and much more. Property also features a large fenced in back yard with a large two car garage. This house is in move in condition and truly a must see. Priced aggressively to sell. Located close to shops, schools, and restaurants, this will not last.

4. 2026-04-06
   listed $225,000 Active 618-char remark

   Show marketing remark (618 chars)

   Don't miss out on this gorgeous family home in a very appealing Redford neighborhood. Incredible wide-open floorplan with plenty of newer windows providing an abundance of natural light. Also features a large modern and bright kitchen. Home has several cosmetic updates including refinished hardwood floors, cabinets, fresh paint, new vanities, new window treatments, and much more. Property also features a large fenced in back yard with a large two car garage. This house is in move in condition and truly a must see. Priced aggressively to sell. Located close to shops, schools, and restaurants, this will not last.

5. 2025-12-01
   soldstatus $85,000
6. 2012-06-22
   soldstatus $28,153 303-char remark

   Show marketing remark (303 chars)

   3 Bdrm brick ranch on large fenced lot w/ 2-car detached garage. Roomy kitchen, nice sized bedrooms, basement. Property sold AS-IS. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!! This property is approved for HomePath Renovation Mort Financing. $150 Rekey Fee.

7. 2012-06-22
   soldstatus $28,153

   Show marketing remark (303 chars)

   3 Bdrm brick ranch on large fenced lot w/ 2-car detached garage. Roomy kitchen, nice sized bedrooms, basement. Property sold AS-IS. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!! This property is approved for HomePath Renovation Mort Financing. $150 Rekey Fee.

8. 2012-05-29
   historical 303-char remark

   Show marketing remark (303 chars)

   3 Bdrm brick ranch on large fenced lot w/ 2-car detached garage. Roomy kitchen, nice sized bedrooms, basement. Property sold AS-IS. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!! This property is approved for HomePath Renovation Mort Financing. $150 Rekey Fee.

9. 2012-05-29
   historical

   Show marketing remark (303 chars)

   3 Bdrm brick ranch on large fenced lot w/ 2-car detached garage. Roomy kitchen, nice sized bedrooms, basement. Property sold AS-IS. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!! This property is approved for HomePath Renovation Mort Financing. $150 Rekey Fee.

10. 2012-04-12
    listed $29,900 303-char remark

    Show marketing remark (303 chars)

    3 Bdrm brick ranch on large fenced lot w/ 2-car detached garage. Roomy kitchen, nice sized bedrooms, basement. Property sold AS-IS. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!! This property is approved for HomePath Renovation Mort Financing. $150 Rekey Fee.

11. 2012-04-12
    listed $29,900

    Show marketing remark (303 chars)

    3 Bdrm brick ranch on large fenced lot w/ 2-car detached garage. Roomy kitchen, nice sized bedrooms, basement. Property sold AS-IS. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down!! This property is approved for HomePath Renovation Mort Financing. $150 Rekey Fee.

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$1,243/yr (+$104/mo · 126.8%)

ⓘ 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: $20,382
• − Mortgage interest: −$12,603
• − Property taxes: −$980
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$6,545
• Taxable loss: −$4,133
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $830/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: 61,771
• 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

+652.5% since first listed

11 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-06 Listed $225,000 REALCOMP
• 2026-04-06 Listed $225,000 MiRealSource-MiMLS
• 2025-12-01 Sold (Public Records) $85,000 Public Records
• 2012-06-22 Sold (MLS) $28,153 MiRealSource-MiMLS
• 2012-06-22 Sold (MLS) $28,153 REALCOMP
• 2012-05-29 Listing Removed — MiRealSource-MiMLS
• 2012-05-29 Listing Removed — REALCOMP
• 2012-04-12 Listed $29,900 MiRealSource-MiMLS
• 2012-04-12 Listed $29,900 REALCOMP

Property tax history

-5.9%/yr

Latest (2025): $980 · -62.7% YoY. Source: county tax records.