11431 Tecumseh · Livonia, MI 48239

$194,900

4 bd · 1.0 ba · 894 sqft · SingleFamily public records · 22 Days on market

Built 1944 0.34 ac lot Est $145k · 35% over

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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).

• Cash flow +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 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

Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

Key facts

• 0.34 acre lot
• 3 garage spots
• Built 1944

Property features AI

Exterior

• Parking: Detached garage with three parking spaces; Garage has electricity, door opener, heated space and a workshop area
• Utilities: Public water; Natural gas heating and gas water heater; Public/municipal utilities available
• Home design: Residential property; 1 1/2-story home; Built in 1944; Frontage approximately 73 feet; Lot size about 0.34 acres
• Construction: Basement foundation
• Exterior features: Aluminum exterior; Built-in BBQ/grill; Porch; Paved street access; Pets allowed

Interior

• Kitchen: Kitchen on entry level (approx. 11 x 9); Dishwasher; Microwave; Range/Oven; Refrigerator; Dining area on entry level (approx. 12 x 8)
• Bedrooms: Primary bedroom on second level (approx. 20 x 11); Second bedroom on entry level (approx. 11 x 11); Third bedroom on entry level (approx. 9 wide); Fourth bedroom on entry level (approx. 11 x 11); Total of 11 rooms
• Bathrooms: Two full bathrooms; One additional lavatory (three total baths/lavatories); Bathroom on second level (approx. 11 x 12); Bathroom on entry level (approx. 8 x 5); Basement lavatory (approx. 5 x 5)
• Heating & cooling: Forced air heating; Natural gas fuel; Central air conditioning; Ceiling fans
• Interior features: DSL available; Partially finished basement; Basement present
• Laundry & utility: Water heater: gas

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (6.8% below list).
• Recommended offer: $182k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 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).
• This rent runs 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,560 (6.8% below list)

Questions for the listing agent

1. Built in 1944 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $144,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11319 Tecumseh	0.13mi	3/1.0 (-1)	894 (0%)	9mo	$116,500	$130	81
9648 Nathaline Ave	0.29mi	3/1.0 (-1)	894 (0%)	4mo	$145,000	$162	78
9640 Nathaline	0.30mi	3/1.0 (-1)	894 (0%)	5mo	$125,000	$140	77
9960 Rockland	0.33mi	3/2.0 (-1)	937 (+5%)	2mo	$150,000	$160	66
9960 Tecumseh	0.21mi	3/1.0 (-1)	820 (-8%)	10mo	$145,000	$177	63
9624 Nathaline	0.32mi	3/1.0 (-1)	1,019 (+14%)	3mo	$209,000	$205	55
12107 Centralia	0.60mi	3/1.0 (-1)	912 (+2%)	12mo	$112,222	$123	54
26035 Southwestern Hwy	0.51mi	3/1.0 (-1)	980 (+10%)	10mo	$156,000	$159	47
12009 Arcola St	0.52mi	3/1.0 (-1)	1,018 (+14%)	8mo	$192,500	$189	41
12120 Arcola St	0.53mi	3/1.0 (-1)	1,018 (+14%)	12mo	$205,000	$201	37
12770 Leverne	0.74mi	3/1.5 (-1)	1,026 (+15%)	0mo	$205,000	$200	33
12140 Centralia	0.64mi	3/1.0 (-1)	1,026 (+15%)	10mo	$153,000	$149	32

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,534
• Equity at exit: $29,060

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,980
• Equity at exit: $16,851

Cash invested: $54,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $214

Break-even live

Break-even rent $1,544

Max offer price $194,900

Occupancy floor 83%

Sensitivity live

Price	-10% $325	-5% $269	+0% $214	+5% $159	+10% $104
Rent	-10% $71	-5% $142	+0% $214	+5% $286	+10% $358
Rate	-1.0pp $312	-0.5pp $264	base $214	+0.5pp $164	+1.0pp $112

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.61mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.62mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	1.01mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.49mi

Listing history 24 events

1. 2026-06-15
   statusdays on market $194,900 Pending 22 DOM
2. 2026-06-13
   days on market $194,900 Active Under Contract 21 DOM
3. 2026-06-09
   days on market $194,900 Active Under Contract 17 DOM
4. 2026-06-08
   days on market $194,900 Active Under Contract 16 DOM
5. 2026-06-07
   days on market $194,900 Active Under Contract 15 DOM
6. 2026-06-04
   days on market $194,900 Active Under Contract 12 DOM
7. 2026-06-03
   days on market $194,900 Active Under Contract 11 DOM
8. 2026-06-02
   days on market $194,900 Active Under Contract 10 DOM
9. 2026-06-01
   days on market $194,900 Active Under Contract 9 DOM
10. 2026-05-31
    days on market $194,900 Active Under Contract 8 DOM
11. 2026-05-21
    historical $194,900
12. 2020-06-29
    soldstatus $130,500
13. 2020-06-25
    soldstatus $130,500 Sold 844-char remark

    Show marketing remark (844 chars)

    Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

14. 2020-06-25
    soldstatus $130,500 Closed

    Show marketing remark (844 chars)

    Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

15. 2020-05-11
    status Pending

    Show marketing remark (844 chars)

    Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

16. 2020-05-11
    status Pending 844-char remark

    Show marketing remark (844 chars)

    Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

17. 2020-05-08
    listed $125,000 Active 844-char remark

    Show marketing remark (844 chars)

    Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

18. 2020-05-08
    listed $125,000 Active

    Show marketing remark (844 chars)

    Curb appeal is just the start on this adorable 4 bedroom, 2.5 bath home located on a lovely street. Dining room with bay window. Kitchen with new cabinets and flooring, all appliances stay! Upstairs master suite is a sanctuary with it's full bath, oversize closet, recessed lights and upright air conditioner included. Partially finished basement w/ lav, glass block windows & work area w/ bench, table & shelving. Dream heated 4-car garage w/ 60 amp service. Beautiful oversize yard w/ patio, fire pit, 2 storage sheds, hot and cold water spigots. New Wallside vinyl windows throughout. New front screen door. Hi-eff foam insulation. Newer HWT. Updated circuit breaker. Wired smoke/carbon monoxide detectors. You'll be pleasantly surprised by this spacious home ready for family fun inside and out! One Year Home Warranty included.

19. 2004-12-19
    soldstatus $129,000
20. 2004-12-06
    soldstatus $129,000
21. 2004-09-10
    soldstatus $129,000
22. 2004-08-24
    historical
23. 2004-03-21
    listed $127,500
24. 2004-03-21
    listed $127,500

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $2,202 · $183/mo
• Expected delta: +$800/yr (+$67/mo · 57.0%)

ⓘ 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: $21,787
• − Mortgage interest: −$10,917
• − Property taxes: −$1,402
• − Insurance: −$974
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,670
• Taxable loss: −$663
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,729/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

+52.9% since first listed

14 events — show timeline

• 2026-05-21 Coming Soon $194,900 MiRealSource-MiMLS
• 2020-06-29 Sold (Public Records) $130,500 Public Records
• 2020-06-25 Sold (MLS) $130,500 MiRealSource-MiMLS
• 2020-06-25 Sold (MLS) $130,500 REALCOMP
• 2020-05-11 Pending — MiRealSource-MiMLS
• 2020-05-11 Pending — REALCOMP
• 2020-05-08 Listed $125,000 MiRealSource-MiMLS
• 2020-05-08 Listed $125,000 REALCOMP
• 2004-12-19 Sold (MLS) $129,000 MiRealSource-MiMLS
• 2004-12-06 Sold (Public Records) $129,000 Public Records
• 2004-09-10 Sold (MLS) $129,000 REALCOMP
• 2004-08-24 Listing Removed — MiRealSource-MiMLS
• 2004-03-21 Listed $127,500 REALCOMP
• 2004-03-21 Listed $127,500 MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $1,402 · -68.7% YoY. Source: county tax records.