39192 Howell St · Livonia, MI 48154

$299,999

3 bd · 1.5 ba · 1,591 sqft · SingleFamily public records · 4 Days on market

Built 1969 7,405 sqft lot Est $355k · 15% under

---

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).

• ARV discount +14.4/15.0
• Cash flow +12.9/30.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 1.5-bath residence nestled in a fantastic Livonia neighborhood! Tucked quietly toward the back of the subdivision, this home offers both privacy and a peaceful setting. Inside, you'll find a comfortable layout featuring a bright living room and a spacious great room with a cozy fireplace - perfect for relaxing or entertaining. The primary bedroom offers hardwood flooring beneath the carpet, ready to be uncovered and restored. Step outside to enjoy the patio and fully fenced backyard, ideal for gatherings, pets, or play. The attached 2-car garage adds convenience and functionality. With great bones and an opportunity to build sweat equity, this home is ready for its next owner to make it their own. Conveniently located near freeways, shopping, dining, and parks - this is one you won't want to miss!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Asphalt roof; Block foundation; Built with aluminum siding and brick
• Exterior features: Covered patio; Porch; Back yard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Gas water heater; Disposal; Family room fireplace; Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-24 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (22.0% below list).
• Recommended offer: $234k (22.0% 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.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $234,096 (22.0% 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 1969 — 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: 0.78% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $354,793
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39142 Donald St	0.17mi	4/1.5 (+1)	1,720 (+8%)	1mo	$435,000	$253	73
14912 Heyer St	0.26mi	3/1.5	1,718 (+8%)	3mo	$415,000	$242	72
38706 Roycroft St	0.39mi	3/2.5	1,503 (-6%)	3mo	$380,000	$253	66
39370 Donald St	0.20mi	3/2.5	1,814 (+14%)	0mo	$353,000	$195	63
15420 Susanna Cir	0.70mi	3/1.5	1,530 (-4%)	0mo	$365,000	$239	61
14469 Bassett St	0.32mi	4/2.5 (+1)	1,683 (+6%)	7mo	$375,000	$223	60
39063 Grennada St	0.44mi	4/2.5 (+1)	1,683 (+6%)	2mo	$375,000	$223	59
38393 Lyndon St	0.41mi	3/2.5	1,462 (-8%)	8mo	$351,500	$240	56
14367 Houghton St	0.50mi	4/1.5 (+1)	1,746 (+10%)	6mo	$385,000	$221	50
38502 Summers St	0.66mi	3/2.0	1,701 (+7%)	7mo	$350,000	$206	50
14702 Stonehouse Ave	0.68mi	4/2.0 (+1)	1,495 (-6%)	9mo	$330,000	$221	44
15597 Nola Cir	0.66mi	3/1.5	1,803 (+13%)	8mo	$355,000	$197	40

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-50,198
• Equity at exit: $44,731

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-45,996
• Equity at exit: $25,938

Cash invested: $84,000 (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 48154

• Active inventory: 102
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-24

Break-even live

Break-even rent $2,371

Max offer price $295,847

Occupancy floor 96%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39475 Springwater Dr Northville, MI	2.0	2.5	1536	$2,045	$1.33	1d	1	1.20mi
39460 Springwater Dr Northville, MI	2.0	2.5	1764	$2,400	$1.36	1d	1	1.20mi
39700 Rockcrest Ln Northville, MI	2.0	2.0	1756	$2,200	$1.25	1d	1	1.28mi
37950 Grantland St Livonia, MI	3.0	1.0	1820	$2,450	$1.35	24d	1	1.41mi
37650 Grantland St Livonia, MI	3.0	2.0	2194	$2,800	$1.28	16d	1	1.48mi

Listing history 5 events

1. 2026-05-01
   status Pending 849-char remark

   Show marketing remark (849 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence nestled in a fantastic Livonia neighborhood! Tucked quietly toward the back of the subdivision, this home offers both privacy and a peaceful setting. Inside, you'll find a comfortable layout featuring a bright living room and a spacious great room with a cozy fireplace - perfect for relaxing or entertaining. The primary bedroom offers hardwood flooring beneath the carpet, ready to be uncovered and restored. Step outside to enjoy the patio and fully fenced backyard, ideal for gatherings, pets, or play. The attached 2-car garage adds convenience and functionality. With great bones and an opportunity to build sweat equity, this home is ready for its next owner to make it their own. Conveniently located near freeways, shopping, dining, and parks - this is one you won't want to miss!

2. 2026-05-01
   status Pending

   Show marketing remark (849 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence nestled in a fantastic Livonia neighborhood! Tucked quietly toward the back of the subdivision, this home offers both privacy and a peaceful setting. Inside, you'll find a comfortable layout featuring a bright living room and a spacious great room with a cozy fireplace - perfect for relaxing or entertaining. The primary bedroom offers hardwood flooring beneath the carpet, ready to be uncovered and restored. Step outside to enjoy the patio and fully fenced backyard, ideal for gatherings, pets, or play. The attached 2-car garage adds convenience and functionality. With great bones and an opportunity to build sweat equity, this home is ready for its next owner to make it their own. Conveniently located near freeways, shopping, dining, and parks - this is one you won't want to miss!

3. 2026-04-28
   listed $299,999 Active 849-char remark

   Show marketing remark (849 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence nestled in a fantastic Livonia neighborhood! Tucked quietly toward the back of the subdivision, this home offers both privacy and a peaceful setting. Inside, you'll find a comfortable layout featuring a bright living room and a spacious great room with a cozy fireplace - perfect for relaxing or entertaining. The primary bedroom offers hardwood flooring beneath the carpet, ready to be uncovered and restored. Step outside to enjoy the patio and fully fenced backyard, ideal for gatherings, pets, or play. The attached 2-car garage adds convenience and functionality. With great bones and an opportunity to build sweat equity, this home is ready for its next owner to make it their own. Conveniently located near freeways, shopping, dining, and parks - this is one you won't want to miss!

4. 2026-04-28
   listed $299,999 Active

   Show marketing remark (849 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence nestled in a fantastic Livonia neighborhood! Tucked quietly toward the back of the subdivision, this home offers both privacy and a peaceful setting. Inside, you'll find a comfortable layout featuring a bright living room and a spacious great room with a cozy fireplace - perfect for relaxing or entertaining. The primary bedroom offers hardwood flooring beneath the carpet, ready to be uncovered and restored. Step outside to enjoy the patio and fully fenced backyard, ideal for gatherings, pets, or play. The attached 2-car garage adds convenience and functionality. With great bones and an opportunity to build sweat equity, this home is ready for its next owner to make it their own. Conveniently located near freeways, shopping, dining, and parks - this is one you won't want to miss!

5. 2026-04-27
   historical $299,999 849-char remark

   Show marketing remark (849 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence nestled in a fantastic Livonia neighborhood! Tucked quietly toward the back of the subdivision, this home offers both privacy and a peaceful setting. Inside, you'll find a comfortable layout featuring a bright living room and a spacious great room with a cozy fireplace - perfect for relaxing or entertaining. The primary bedroom offers hardwood flooring beneath the carpet, ready to be uncovered and restored. Step outside to enjoy the patio and fully fenced backyard, ideal for gatherings, pets, or play. The attached 2-car garage adds convenience and functionality. With great bones and an opportunity to build sweat equity, this home is ready for its next owner to make it their own. Conveniently located near freeways, shopping, dining, and parks - this is one you won't want to miss!

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$1,262/yr (+$105/mo · 60.2%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,092
• − Mortgage interest: −$16,805
• − Property taxes: −$2,096
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$8,727
• Taxable loss: −$5,531
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $1,045/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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

• Census place: Livonia, MI
• City population: 56,806
• Population (ZIP): 36,915

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Indo-European 3% Arabic 2% 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: ▼ -263.93%
• Current HPI: 192.3426
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-04-28 Listed $299,999 MiRealSource-MiMLS
• 2026-04-28 Listed $299,999 REALCOMP
• 2026-04-27 Coming Soon $299,999 MiRealSource-MiMLS

Property tax history

-3.1%/yr

Latest (2025): $2,096 · -45.3% YoY. Source: county tax records.