1465 S Norma St · Westland, MI 48186

$229,000

4 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 44 Days on market

Built 1970 7,405 sqft lot $164/sqft · 7% below area Est $246k · 7% under

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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 +12.5/30.0
• ARV discount +10.7/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * M-F 24 hour notice to show, Saturday & Sunday no restrictions on showings. * * * Welcome home to this spacious 4 bedroom Bi-level offering many updates! Relaxing living room with open floor plan to breakfast nook. Kitchen features newer backsplash, kitchen appliances included. 4 generous sized bedrooms, Primary bedroom offers double closets and engineered flooring, recently updated bath with comfort height vanity, tub/shower liner, toilet & fixtures. Spacious laundry room with extra pantry storage. (washer & dryer excluded) Enjoy newer carpet and Life Proof Vinyl flooring, Recessed lighting, 6 panel doors. Carrier Furnace/AC new in 2025. Tankless water heater. New roof on home and garage in 2012. Gutters on Garage 2019. Step outside to a large fenced yard, nicely landscaped. Perfect home & yard to enjoy a staycation! Bring the family and call your friends to relax in the 12x26 oval pool with large patio area! Great spot for entertaining! Oversized 2.5 car garage perfect for extra storage or the mechanic in your family. Great location within walking distance to PD Graham Elementary and Stevenson Middle School!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached oversized garage; Approximately 2.5 garage spaces; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Single-family residence; Two levels; Mid-level entry with steps; Aluminum siding and brick exterior
• Construction: Asphalt roof; Slab foundation; Built with aluminum siding and brick
• Exterior features: Awning(s); Exterior lighting; Patio; Front porch; Fenced backyard; Above-ground pool; Paved road access

Interior

• Kitchen: Includes dishwasher, gas range, refrigerator, microwave, and disposal
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Dishwasher; Garbage disposal; Free-standing gas range; Free-standing refrigerator; Microwave; Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-35 ($-421/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.2% below list).
• Recommended offer: $187k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Westland — 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 (#124 in MI, #3,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment C-, crime 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.
• Zoned schools: Pd Graham Elementary School (math 12% / reading 32%, grade F, #1,035 of 1,397 statewide, top 77%, 404 students, 59% FRL); Adlai Stevenson Middle School (math 10% / reading 34%, grade F, #408 of 493 statewide, top 84%, 678 students, 55% FRL); John Glenn High School (math 21% / reading 45%, grade F, #402 of 713 statewide, top 56%, 1,542 students, 53% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 152 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $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

• It's been on market 44 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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 $52k; list at $229k implies a 340% gain — meaningful room to come down on a strong offer.

Recommended offer $187,291 (18.2% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $246,413
• List price: $229,000
• Delta: -7.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38290 Avondale St	0.25mi	3/1.5 (-1)	1,322 (-5%)	7mo	$252,000	$191	67
38604 Maes St	0.59mi	3/1.5 (-1)	1,400 (+0%)	1mo	$273,000	$195	64
38478 Loruss Ave	0.55mi	4/1.0	1,305 (-6%)	2mo	$255,000	$195	62
594 Worchester St	0.39mi	4/1.5	1,540 (+10%)	1mo	$343,000	$223	62
1637 S Sutton St	0.23mi	3/2.5 (-1)	1,307 (-6%)	11mo	$290,000	$222	58
38625 Northampton St	0.10mi	3/1.0 (-1)	1,197 (-14%)	10mo	$230,000	$192	58
38170 Palmateer Rd	0.35mi	3/2.5 (-1)	1,472 (+6%)	11mo	$272,000	$185	54
38265 Saint Joe Dr	0.29mi	3/1.5 (-1)	1,236 (-11%)	11mo	$250,000	$202	51
224 S Norma St	0.70mi	3/2.0 (-1)	1,302 (-7%)	0mo	$245,000	$188	47
39214 Dillingham St St	0.57mi	3/1.5 (-1)	1,265 (-9%)	6mo	$260,000	$206	46
39333 Cheshire St	0.53mi	3/1.5 (-1)	1,277 (-8%)	12mo	$270,000	$211	45
37660 N Butler Cir	0.42mi	3/2.5 (-1)	1,597 (+14%)	2mo	$283,000	$177	44

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-38,828
• Equity at exit: $34,145

10-year hold

• IRR: -8.5%
• Equity multiple: 0.46×
• Total profit: $-34,560
• Equity at exit: $19,800

Cash invested: $64,120 (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 48186

• Rents YoY: 3.3%
• Active inventory: 152
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-35

Break-even live

Break-even rent $1,917

Max offer price $222,800

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $30	+0% $-35	+5% $-100	+10% $-165
Rent	-10% $-183	-5% $-109	+0% $-35	+5% $39	+10% $113
Rate	-1.0pp $80	-0.5pp $23	base $-35	+0.5pp $-94	+1.0pp $-155

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 S Marie St Westland, MI	3.0	1.5	1060	$1,950	$1.84	46d	1	0.45mi
1100 Wildwood Ln Canton, MI	3.0	2.5	1692	$2,200	$1.30	14d	1	1.15mi
1353 S Linville Ave Westland, MI	3.0	1.0	948	$1,450	$1.53	11d	1	1.29mi
201 Cassia Ct Canton, MI	2.0–3.0	2.0–2.5	1112	$2,094	$1.88	0d	2	1.35mi
41140 Canton Ct Canton, MI	1.0–3.0	1.0–1.5	893	$1,719	$1.92	0d	4	1.41mi
41265 Crossbow Cir Canton, MI	1.0–3.0	1.0–2.0	964	$1,955	$2.03	0d	9	1.42mi

Listing history 24 events

1. 2026-06-21
   days on market $229,000 Active 44 DOM
2. 2026-06-18
   days on market $229,000 Active 41 DOM
3. 2026-06-17
   days on market $229,000 Active 40 DOM
4. 2026-06-16
   days on market $229,000 Active 39 DOM
5. 2026-06-15
   days on market $229,000 Active 38 DOM
6. 2026-06-13
   days on market $229,000 Active 36 DOM
7. 2026-06-13
   days on market $229,000 Active 35 DOM
8. 2026-06-09
   days on market $229,000 Active 32 DOM
9. 2026-06-08
   days on market $229,000 Active 31 DOM
10. 2026-06-07
    days on market $229,000 Active 30 DOM
11. 2026-06-04
    days on market $229,000 Active 27 DOM
12. 2026-06-03
    days on market $229,000 Active 26 DOM
13. 2026-06-02
    days on market $229,000 Active 25 DOM
14. 2026-06-01
    days on market $229,000 Active 24 DOM
15. 2026-05-31
    days on market $229,000 Active 23 DOM
16. 2026-05-09
    listed $237,000 Active 1063-char remark

    Show marketing remark (1161 chars)

    * * * M-F 24 hour notice to show, Saturday & Sunday no restrictions on showings. * * * Welcome home to this spacious 4 bedroom Bi-level offering many updates! Relaxing living room with open floor plan to breakfast nook. Kitchen features newer backsplash, kitchen appliances included. 4 generous sized bedrooms, Primary bedroom offers double closets and engineered flooring, recently updated bath with comfort height vanity, tub/shower liner, toilet & fixtures. Spacious laundry room with extra pantry storage. (washer & dryer excluded) Enjoy newer carpet and Life Proof Vinyl flooring, Recessed lighting, 6 panel doors. Carrier Furnace/AC new in 2025. Tankless water heater. New roof on home and garage in 2012. Gutters on Garage 2019. Step outside to a large fenced yard, nicely landscaped. Perfect home & yard to enjoy a staycation! Bring the family and call your friends to relax in the 12x26 oval pool with large patio area! Great spot for entertaining! Oversized 2.5 car garage perfect for extra storage or the mechanic in your family. Great location within walking distance to PD Graham Elementary and Stevenson Middle School!

17. 2026-05-09
    listed $237,000 Active 1063-char remark

    Show marketing remark (1161 chars)

    * * * M-F 24 hour notice to show, Saturday & Sunday no restrictions on showings. * * * Welcome home to this spacious 4 bedroom Bi-level offering many updates! Relaxing living room with open floor plan to breakfast nook. Kitchen features newer backsplash, kitchen appliances included. 4 generous sized bedrooms, Primary bedroom offers double closets and engineered flooring, recently updated bath with comfort height vanity, tub/shower liner, toilet & fixtures. Spacious laundry room with extra pantry storage. (washer & dryer excluded) Enjoy newer carpet and Life Proof Vinyl flooring, Recessed lighting, 6 panel doors. Carrier Furnace/AC new in 2025. Tankless water heater. New roof on home and garage in 2012. Gutters on Garage 2019. Step outside to a large fenced yard, nicely landscaped. Perfect home & yard to enjoy a staycation! Bring the family and call your friends to relax in the 12x26 oval pool with large patio area! Great spot for entertaining! Oversized 2.5 car garage perfect for extra storage or the mechanic in your family. Great location within walking distance to PD Graham Elementary and Stevenson Middle School!

18. 2026-05-08
    historical $237,000 1063-char remark

    Show marketing remark (1161 chars)

    * * * M-F 24 hour notice to show, Saturday & Sunday no restrictions on showings. * * * Welcome home to this spacious 4 bedroom Bi-level offering many updates! Relaxing living room with open floor plan to breakfast nook. Kitchen features newer backsplash, kitchen appliances included. 4 generous sized bedrooms, Primary bedroom offers double closets and engineered flooring, recently updated bath with comfort height vanity, tub/shower liner, toilet & fixtures. Spacious laundry room with extra pantry storage. (washer & dryer excluded) Enjoy newer carpet and Life Proof Vinyl flooring, Recessed lighting, 6 panel doors. Carrier Furnace/AC new in 2025. Tankless water heater. New roof on home and garage in 2012. Gutters on Garage 2019. Step outside to a large fenced yard, nicely landscaped. Perfect home & yard to enjoy a staycation! Bring the family and call your friends to relax in the 12x26 oval pool with large patio area! Great spot for entertaining! Oversized 2.5 car garage perfect for extra storage or the mechanic in your family. Great location within walking distance to PD Graham Elementary and Stevenson Middle School!

19. 2011-12-28
    soldstatus $52,000

    Show marketing remark (244 chars)

    Low as 3 prcnt down This property is eligible for a homepath mortgage or a homepath renovation mortgage This is a nice 3 bedroom bi level with central ac and a 2 car garage! First 15 days of listing only owner/occupied offers will be accepted.

20. 2011-12-28
    soldstatus $52,000

    Show marketing remark (244 chars)

    Low as 3 prcnt down This property is eligible for a homepath mortgage or a homepath renovation mortgage This is a nice 3 bedroom bi level with central ac and a 2 car garage! First 15 days of listing only owner/occupied offers will be accepted.

21. 2011-11-14
    historical
22. 2011-09-02
    listed $54,500

    Show marketing remark (244 chars)

    Low as 3 prcnt down This property is eligible for a homepath mortgage or a homepath renovation mortgage This is a nice 3 bedroom bi level with central ac and a 2 car garage! First 15 days of listing only owner/occupied offers will be accepted.

23. 2011-09-02
    listed $54,500

    Show marketing remark (244 chars)

    Low as 3 prcnt down This property is eligible for a homepath mortgage or a homepath renovation mortgage This is a nice 3 bedroom bi level with central ac and a 2 car garage! First 15 days of listing only owner/occupied offers will be accepted.

24. 1999-05-13
    soldstatus $128,900

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $3,074 · $256/mo
• Expected delta: +$453/yr (+$38/mo · 17.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $22,475
• − Mortgage interest: −$12,828
• − Property taxes: −$2,621
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$6,662
• Taxable loss: −$4,376
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $629/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 — Westland

• Score: 77/100
• State rank: #124
• US rank: #3067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westland, MI
• County: Wayne County · 1,562,939 people
• City population: 83,633
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+77.7% since first listed

11 events — show timeline

• 2026-05-29 Price Changed $229,000 MiRealSource-MiMLS
• 2026-05-29 Price Changed $229,000 REALCOMP
• 2026-05-09 Listed $237,000 MiRealSource-MiMLS
• 2026-05-09 Listed $237,000 REALCOMP
• 2026-05-08 Coming Soon $237,000 MiRealSource-MiMLS
• 2011-12-28 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2011-12-28 Sold (MLS) $52,000 REALCOMP
• 2011-11-14 Listing Removed — MiRealSource-MiMLS
• 2011-09-02 Listed $54,500 MiRealSource-MiMLS
• 2011-09-02 Listed $54,500 REALCOMP
• 1999-05-13 Sold (Public Records) $128,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,621 · +2.1% YoY. Source: county tax records.