7065 El Paso Blvd · Romulus, MI 48174

$25,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 83 Days on market

Built 1993 1,944 sqft lot $15/sqft · 92% below area ↓ 50% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• 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

Charming 3-bedroom, 2-bath manufactured home in the City of Romulus! This 1,624 sq. ft. residence features an open living area with vaulted ceilings and carpeted floors. The kitchen offers dark cabinetry, a center island, and stainless steel appliances. The primary suite includes a full bath, with two additional bedrooms and a second full bath on the main level. Exterior features include a front lawn, rear entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685.

Key facts

• Dark cabinetry
• Primary suite
• Open living area

Tags

• OPEN LIVING AREA
• VAULTED CEILINGS
• DARK CABINETRY
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 58.5% vs local median 4.2% in Romulus — 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 60/100 on livability (#593 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, schools F, crime F.
• 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: 215 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 6.38% ✓
• Cap rate: 58.53%
• Cash-on-cash: 186.55%
• DSCR: 9.30
• GRM: 1.3

CMA / ARV

• ARV (median comp): $313,299
• List price: $25,000
• Delta: -92.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7084 Ranger Dr	0.25mi	3/2.0	1,784 (+10%)	6mo	$38,000	$21	67
6678 Laramie	0.29mi	3/2.0	1,792 (+10%)	5mo	$59,900	$33	65
7980 Amber Dr	0.58mi	3/1.5	1,502 (-8%)	12mo	$290,000	$193	48
8250 Hannan Rd	0.74mi	3/2.5	1,789 (+10%)	13mo	$350,000	$196	36

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: —
• Equity multiple: 10.33×
• Total profit: $65,280
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 21.88×
• Total profit: $146,186
• Equity at exit: $2,162

Cash invested: $7,000 (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 48174

• Active inventory: 215
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $1,088

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 27%

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

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 Shawnee Dr Romulus, MI	2.0–3.0	1.0–2.0	1136	$1,399	$1.23	1d	1	0.15mi

Listing history 24 events

1. 2026-06-18
   days on market $25,000 Active 83 DOM
2. 2026-06-17
   days on market $25,000 Active 82 DOM
3. 2026-06-16
   days on market $25,000 Active 81 DOM
4. 2026-06-15
   days on market $25,000 Active 80 DOM
5. 2026-06-13
   days on market $25,000 Active 78 DOM
6. 2026-06-13
   days on market $25,000 Active 77 DOM
7. 2026-06-09
   days on market $25,000 Active 74 DOM
8. 2026-06-08
   days on market $25,000 Active 73 DOM
9. 2026-06-07
   days on market $25,000 Active 72 DOM
10. 2026-06-04
    days on market $25,000 Active 69 DOM
11. 2026-06-03
    days on market $25,000 Active 68 DOM
12. 2026-06-02
    days on market $25,000 Active 67 DOM
13. 2026-06-01
    days on market $25,000 Active 66 DOM
14. 2026-05-31
    days on market $25,000 Active 65 DOM
15. 2026-04-17
    price $25,000 621-char remark

    Show marketing remark (621 chars)

    Charming 3-bedroom, 2-bath manufactured home in the City of Romulus! This 1,624 sq. ft. residence features an open living area with vaulted ceilings and carpeted floors. The kitchen offers dark cabinetry, a center island, and stainless steel appliances. The primary suite includes a full bath, with two additional bedrooms and a second full bath on the main level. Exterior features include a front lawn, rear entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685.

16. 2026-04-16
    price $25,000 621-char remark

    Show marketing remark (621 chars)

    Charming 3-bedroom, 2-bath manufactured home in the City of Romulus! This 1,624 sq. ft. residence features an open living area with vaulted ceilings and carpeted floors. The kitchen offers dark cabinetry, a center island, and stainless steel appliances. The primary suite includes a full bath, with two additional bedrooms and a second full bath on the main level. Exterior features include a front lawn, rear entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685.

17. 2026-03-27
    listed $40,000 Active 621-char remark

    Show marketing remark (621 chars)

    Charming 3-bedroom, 2-bath manufactured home in the City of Romulus! This 1,624 sq. ft. residence features an open living area with vaulted ceilings and carpeted floors. The kitchen offers dark cabinetry, a center island, and stainless steel appliances. The primary suite includes a full bath, with two additional bedrooms and a second full bath on the main level. Exterior features include a front lawn, rear entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685.

18. 2026-03-27
    listed $40,000 Active 621-char remark

    Show marketing remark (621 chars)

    Charming 3-bedroom, 2-bath manufactured home in the City of Romulus! This 1,624 sq. ft. residence features an open living area with vaulted ceilings and carpeted floors. The kitchen offers dark cabinetry, a center island, and stainless steel appliances. The primary suite includes a full bath, with two additional bedrooms and a second full bath on the main level. Exterior features include a front lawn, rear entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685.

19. 2026-01-31
    historical
20. 2026-01-31
    historical
21. 2025-11-12
    price $45,000
22. 2025-11-11
    price $45,000
23. 2025-10-16
    listed $50,000 Active
24. 2025-10-16
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,154
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$727
• Taxable income: $13,461
• Est. tax owed @ 24.0%: −$3,231
• After-tax cash flow: $9,827/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 — Romulus

• Score: 60/100
• State rank: #593
• US rank: #19387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romulus, MI
• County: Wayne County · 1,562,939 people
• City population: 32,211
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,211
• Household income: $67,056
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 755.0

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 0.59)
• Race & ethnicity: White 52% Black 37% Two or more races 8% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -171.93%
• Current HPI: 207.8345
• 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

-50.0% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $25,000 MiRealSource-MiMLS
• 2026-04-16 Price Changed $25,000 REALCOMP
• 2026-03-27 Listed $40,000 REALCOMP
• 2026-03-27 Listed $40,000 MiRealSource-MiMLS
• 2026-01-31 Listing Removed — REALCOMP
• 2026-01-31 Listing Removed — MiRealSource-MiMLS
• 2025-11-12 Price Changed $45,000 MiRealSource-MiMLS
• 2025-11-11 Price Changed $45,000 REALCOMP
• 2025-10-16 Listed $50,000 MiRealSource-MiMLS
• 2025-10-16 Listed $50,000 REALCOMP