35457 Brush St · Wayne, MI 48184

$134,900

4 bd · 3.0 ba · 2,112 sqft · SingleFamily public records · 36 Days on market

Built 1913 0.25 ac lot $64/sqft · 32% below area Est $199k · 32% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

Key facts

• Ample outdoor space
• Flexible space
• Large lot

Tags

• MULTIPLE LIVING AREAS
• FLEXIBLE SPACE
• LARGE LOT
• AMPLE OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.5% in Wayne — 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 72/100 on livability (#252 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment D-.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $90k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $198,737
• List price: $134,900
• Delta: -32.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4403 Biddle St	0.30mi	3/1.5 (-1)	1,880 (-11%)	3mo	$187,000	$99	54
35541 Glenwood Rd	0.65mi	3/1.5 (-1)	2,180 (+3%)	1mo	$239,900	$110	53
36795 Greenbush Rd	0.75mi	3/2.5 (-1)	2,162 (+2%)	5mo	$276,000	$128	50
5443 Williams St	0.71mi	3/3.0 (-1)	2,187 (+4%)	10mo	$245,000	$112	48
36675 Thinbark St	0.71mi	3/2.0 (-1)	2,009 (-5%)	6mo	$210,000	$105	44
36686 Thinbark St	0.72mi	3/2.0 (-1)	1,962 (-7%)	2mo	$240,000	$122	44
34900 Chestnut St	0.70mi	4/2.0	2,303 (+9%)	12mo	$290,000	$126	38
4910 Moore St	0.58mi	3/2.0 (-1)	1,857 (-12%)	8mo	$219,000	$118	37
35727 Elm St	0.54mi	3/1.0 (-1)	2,341 (+11%)	11mo	$280,000	$120	35
35333 Stellwagen St	0.63mi	3/1.5 (-1)	1,900 (-10%)	12mo	$230,000	$121	33
4484 Carnegie St	0.70mi	4/1.0	1,824 (-14%)	6mo	$215,000	$118	31
36650 Thinbark St	0.74mi	3/1.5 (-1)	1,804 (-15%)	6mo	$237,000	$131	25

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,586
• Equity at exit: $20,114

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $51,020
• Equity at exit: $11,664

Cash invested: $37,772 (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 48184

• Active inventory: 56
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $509

Break-even live

Break-even rent $1,141

Max offer price $134,900

Occupancy floor 66%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5901 Washington St Romulus, MI	4.0	2.5	1584	$2,200	$1.39	44d	1	0.95mi

Listing history 18 events

1. 2026-06-13
   days on market $134,900 Active 36 DOM
2. 2026-06-13
   days on market $134,900 Active 35 DOM
3. 2026-06-09
   days on market $134,900 Active 32 DOM
4. 2026-06-08
   days on market $134,900 Active 31 DOM
5. 2026-06-07
   statusdays on market $134,900 Active 30 DOM
6. 2026-05-11
   price $134,900 739-char remark

   Show marketing remark (739 chars)

   Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

7. 2026-05-11
   status Active 739-char remark

   Show marketing remark (739 chars)

   Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

8. 2026-05-11
   price $134,900 739-char remark

   Show marketing remark (739 chars)

   Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

9. 2026-05-11
   status Active 739-char remark

   Show marketing remark (739 chars)

   Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

10. 2026-05-11
    price $134,900

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

11. 2026-05-11
    status Active

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

12. 2026-04-07
    status Pending 739-char remark

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

13. 2026-04-07
    status Pending 739-char remark

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

14. 2026-04-07
    status Pending

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

15. 2026-03-20
    listed $139,900 Active 739-char remark

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

16. 2026-03-20
    listed $139,900 Active 739-char remark

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

17. 2026-03-20
    listed $139,900 Active

    Show marketing remark (739 chars)

    Spacious and full of character, this 4-bedroom, 3-bath home offers over 2,100 square feet of living space on a generous quarter-acre lot in Wayne. Built in 1913, the property blends classic charm with functional living, featuring multiple living areas, well-sized bedrooms, and flexible space for today's lifestyle. The layout provides room to spread out, whether you're hosting, working from home, or accommodating a growing household. Situated on a large lot, there's ample outdoor space for entertaining, gardening, or future improvements. Conveniently located near major roads, shopping, and local amenities, this home presents a strong opportunity for both owner-occupants and investors looking for space, value, and long-term upside.

18. 2006-06-29
    soldstatus $90,000

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,866 · $156/mo
• Expected delta: +$211/yr (+$18/mo · 12.8%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,430
• − Mortgage interest: −$7,556
• − Property taxes: −$1,655
• − Insurance: −$674
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$3,924
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $5,106/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Wayne

• Score: 72/100
• State rank: #252
• US rank: #6284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayne, MI
• County: Wayne County · 1,562,939 people
• City population: 17,348
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,348
• Household income: $59,171
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 720.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 25% Two or more races 7% Hispanic / Latino 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -171.12%
• Current HPI: 217.8548
• 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

+49.9% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $134,900 MiRealSource-MiMLS
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Price Changed $134,900 REALCOMP
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Price Changed $134,900 SW Michigan MLS
• 2026-05-11 Relisted — SW Michigan MLS
• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — SW Michigan MLS
• 2026-03-20 Listed $139,900 SW Michigan MLS
• 2026-03-20 Listed $139,900 REALCOMP
• 2026-03-20 Listed $139,900 MiRealSource-MiMLS
• 2006-06-29 Sold (Public Records) $90,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,655 · -15.8% YoY. Source: county tax records.