29825 W Chicago St · Livonia, MI 48150

$249,900

3 bd · 1.5 ba · 1,083 sqft · SingleFamily public records · 12 Days on market

Built 1953 7,405 sqft lot Est $250k · at est.

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1953

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 1-car garage
• Security:
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Ground-level entry with steps; Brick and other exterior materials; Asphalt roof; Faces not specified
• Construction: Brick and other construction materials; Asphalt roof; Full unfinished basement
• Exterior features: Porch; Back yard fencing (fenced); Corner lot; Paved road access; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free-standing electric range; Free-standing refrigerator; Free-standing freezer; Gas water heater
• Bedrooms: Total of 6 rooms (includes bedrooms and other living spaces)
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Accessible entrance with ramp; Exhaust fan; Unfinished full basement
• Laundry & utility: Washer; Dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-17 ($-202/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.7% below list).
• Recommended offer: $193k (22.7% 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: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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

• Only 12 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,165 (22.7% 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 1953 — 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: 0.77% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $250,173
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29825 W Chicago St	0.00mi	3/1.5	1,083 (0%)	1mo	$250,000	$231	99
30227 Grandon St	0.30mi	3/1.0	1,008 (-7%)	1mo	$280,000	$278	72
29043 Hathaway	0.39mi	3/1.0	1,026 (-5%)	1mo	$255,000	$249	70
30358 W Chicago	0.21mi	3/1.5	1,210 (+12%)	1mo	$290,000	$240	69
28852 Westfield St	0.57mi	3/1.5	1,026 (-5%)	7mo	$150,000	$146	59
8615 Fremont St	0.65mi	3/1.0	1,027 (-5%)	2mo	$190,000	$185	58
9000 Beatrice St	0.36mi	3/2.5	1,204 (+11%)	5mo	$195,500	$162	56
29637 Joy Rd	0.51mi	2/1.5 (-1)	1,178 (+9%)	6mo	$157,500	$134	52
8411 Hugh St	0.75mi	3/1.0	1,144 (+6%)	4mo	$219,000	$191	51
31171 Grandon St	0.63mi	3/1.0	1,178 (+9%)	6mo	$280,000	$238	49
8468 Beatrice	0.70mi	3/2.0	1,200 (+11%)	0mo	$213,000	$178	47
31265 Minton St	0.65mi	3/1.0	972 (-10%)	6mo	$245,000	$252	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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-41,650
• Equity at exit: $37,261

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-37,990
• Equity at exit: $21,607

Cash invested: $69,972 (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 48150

• Active inventory: 97
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-17

Break-even live

Break-even rent $1,953

Max offer price $246,927

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	0.45mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	1.19mi
7560 N Merriman Rd Westland, MI	1.0–2.0	1.0	805	$1,135	$1.41	24d	2	1.34mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	1.35mi
32600 W Chicago St Livonia, MI	3.0	2.0	1029	$1,950	$1.90	1d	1	1.42mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.49mi

Listing history 7 events

1. 2026-05-05
   status Pending 827-char remark

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

2. 2026-05-05
   status Pending

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

3. 2026-04-27
   historical Accepting Backup Offers 827-char remark

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

4. 2026-04-27
   historical Active Under Contract

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

5. 2026-04-24
   listed $249,900 Active 827-char remark

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

6. 2026-04-24
   listed $249,900 Active

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

7. 2026-04-22
   historical $249,900 827-char remark

   Show marketing remark (827 chars)

   ALL OFFERS NEED TO BE IN BY 6:00 P. M. SUNDAY, 4/26/26. Charming 3-bedroom, 1.5-bath brick ranch in desirable Livonia. This well maintained home features an updated kitchen with granite countertops (2016) and stainless steel appliances, perfect for everyday living and entertaining. Enjoy peace of mind with major updates already completed, including a new roof and A/C in 2024. Two bedrooms have been freshly painted, offering a bright and refreshed feel. Situated on a spacious corner lot with a fenced backyard, there's plenty of room to relax, play, or host gatherings. Located in a sidewalk-lined neighborhood within the highly regarded Livonia Public Schools district, and just up the street from Wilson Barn home to year-round community events. A wonderful opportunity to own a move-in-ready home in a vibrant community!

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $2,693 · $224/mo
• Expected delta: +$1,155/yr (+$96/mo · 75.1%)

ⓘ 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) · 20% 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: $23,180
• − Mortgage interest: −$13,998
• − Property taxes: −$1,538
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$7,270
• Taxable loss: −$4,585
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $898/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
• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,687
• Household income: $97,997
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 110.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 13% Italian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Arabic 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: ▼ -341.08%
• Current HPI: 197.495
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-27 Contingent — MiRealSource-MiMLS
• 2026-04-27 Contingent — REALCOMP
• 2026-04-24 Listed $249,900 MiRealSource-MiMLS
• 2026-04-24 Listed $249,900 REALCOMP
• 2026-04-22 Coming Soon $249,900 MiRealSource-MiMLS

Property tax history

-5.3%/yr

Latest (2025): $1,538 · -45.5% YoY. Source: county tax records.