29229 Beverly Rd · Romulus, MI 48174

$104,900

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 42 Days on market

Built 1940 0.43 ac lot $110/sqft · 26% below area Est $141k · 26% under ↓ 13% since listing

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 2-bedroom home 1 bath on an almost 1/5-acre lot (. 43). There is a lot of potential in this homestead. There is a covered patio off the back of the flex room. The flex room includes washer and dryer with lots of storage. Eat-in Kitchen has lots of counter space. Large living room with a big window for lots of light. Hard wood floors through living room and both bedrooms. Roof is within the last 10 years. Clean yard. Home needs TLC. Garage needs work. Sold as-is and buyer to complete city of Romulus repairs for a C of O. Seller motivated!!

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Asphalt roof; Other construction materials
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Includes standard appliances (washer and dryer listed under interior appliances)
• Bedrooms: Total of 5 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating with natural gas; Central air conditioning; Ceiling fans
• Interior features: Crawl space basement; Washer and dryer included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% 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.
• Romulus Community Schools (suburban): math 9% / reading 21% proficiency, ranked #498 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 218 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $725 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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. 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: 1.01% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (median comp): $140,948
• List price: $104,900
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29021 Joan St	0.18mi	3/1.0 (+1)	869 (-9%)	6mo	$64,000	$74	66
6837 Middlebelt Rd	0.30mi	2/1.0	846 (-12%)	2mo	$139,900	$165	65
7170 Kempa Ave	0.67mi	2/1.0	945 (-1%)	8mo	$119,000	$126	60
6329 Loraine St	0.18mi	3/1.0 (+1)	836 (-13%)	10mo	$142,500	$170	58
6180 Central St	0.21mi	3/2.0 (+1)	1,000 (+5%)	21mo	$212,000	$212	56
6770 Birchdale St	0.70mi	3/1.0 (+1)	1,015 (+6%)	5mo	$118,000	$116	48
5926 Esther St	0.53mi	3/2.0 (+1)	1,056 (+10%)	3mo	$29,000	$27	47
7249 Dodge St	0.65mi	3/1.0 (+1)	960 (+0%)	24mo	$159,000	$166	44
7377 Farnum St	0.72mi	3/1.0 (+1)	930 (-3%)	16mo	$140,000	$151	43
5320 S Middlebelt Rd	0.72mi	3/2.0 (+1)	1,026 (+7%)	8mo	$199,900	$195	39
29743 Matthew St	0.75mi	3/1.5 (+1)	1,052 (+10%)	6mo	$215,000	$204	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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-9,018
• Equity at exit: $15,641

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,447
• Equity at exit: $9,070

Cash invested: $29,372 (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: 218
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$550
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $125

Break-even live

Break-even rent $903

Max offer price $104,900

Occupancy floor 83%

Sensitivity live

Price	-10% $185	-5% $155	+0% $125	+5% $95	+10% $66
Rent	-10% $41	-5% $83	+0% $125	+5% $167	+10% $209
Rate	-1.0pp $178	-0.5pp $152	base $125	+0.5pp $98	+1.0pp $70

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6353 Middlebelt Rd Romulus, MI	1.0	1.0	550	$945	$1.72	19d	1	0.10mi
6339 Middlebelt Rd Romulus, MI	1.0	1.0	550	$895	$1.63	44d	1	0.11mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	1.26mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.29mi
7080 Niagara St Unit CC121 Romulus, MI	1.0	1.0	800	$1,025	$1.28	21d	1	1.43mi
7080 Niagara St Romulus, MI	1.0–2.0	1.0	850	$1,295	$1.52	0d	14	1.43mi
7080 Niagara St Unit CC100 Romulus, MI	1.0	1.0	800	$1,075	$1.34	25d	1	1.43mi
7080 Niagara St Unit CC113 Romulus, MI	2.0	1.0	900	$1,195	$1.33	13d	1	1.43mi
7080 Niagara St Unit CC091 Romulus, MI	2.0	1.0	900	$1,175	$1.31	13d	1	1.43mi
7080 Niagara St Unit CC085 Romulus, MI	1.0	1.0	800	$1,045	$1.31	13d	1	1.43mi
7080 Niagara St Unit CC031 Romulus, MI	2.0	1.0	900	$1,245	$1.38	25d	1	1.43mi

Listing history 12 events

1. 2026-06-08
   statusdays on market $104,900 Pending 42 DOM

   Show marketing remark (551 chars)

   Quaint 2-bedroom home 1 bath on an almost 1/5-acre lot (. 43). There is a lot of potential in this homestead. There is a covered patio off the back of the flex room. The flex room includes washer and dryer with lots of storage. Eat-in Kitchen has lots of counter space. Large living room with a big window for lots of light. Hard wood floors through living room and both bedrooms. Roof is within the last 10 years. Clean yard. Home needs TLC. Garage needs work. Sold as-is and buyer to complete city of Romulus repairs for a C of O. Seller motivated!!

2. 2026-06-07
   days on market $104,900 Active 41 DOM
3. 2026-06-04
   days on market $104,900 Active 38 DOM
4. 2026-06-03
   days on market $104,900 Active 37 DOM
5. 2026-06-02
   days on market $104,900 Active 36 DOM
6. 2026-06-01
   days on market $104,900 Active 35 DOM
7. 2026-05-31
   days on market $104,900 Active 34 DOM
8. 2026-05-15
   price $104,900 551-char remark

   Show marketing remark (551 chars)

   Quaint 2-bedroom home 1 bath on an almost 1/5-acre lot (. 43). There is a lot of potential in this homestead. There is a covered patio off the back of the flex room. The flex room includes washer and dryer with lots of storage. Eat-in Kitchen has lots of counter space. Large living room with a big window for lots of light. Hard wood floors through living room and both bedrooms. Roof is within the last 10 years. Clean yard. Home needs TLC. Garage needs work. Sold as-is and buyer to complete city of Romulus repairs for a C of O. Seller motivated!!

9. 2026-05-14
   price $104,900 551-char remark
10. 2026-04-27
    listed $119,900 Active 551-char remark

    Show marketing remark (551 chars)

    Quaint 2-bedroom home 1 bath on an almost 1/5-acre lot (. 43). There is a lot of potential in this homestead. There is a covered patio off the back of the flex room. The flex room includes washer and dryer with lots of storage. Eat-in Kitchen has lots of counter space. Large living room with a big window for lots of light. Hard wood floors through living room and both bedrooms. Roof is within the last 10 years. Clean yard. Home needs TLC. Garage needs work. Sold as-is and buyer to complete city of Romulus repairs for a C of O. Seller motivated!!

11. 2026-04-27
    listed $119,900 Active 551-char remark

    Show marketing remark (551 chars)

    Quaint 2-bedroom home 1 bath on an almost 1/5-acre lot (. 43). There is a lot of potential in this homestead. There is a covered patio off the back of the flex room. The flex room includes washer and dryer with lots of storage. Eat-in Kitchen has lots of counter space. Large living room with a big window for lots of light. Hard wood floors through living room and both bedrooms. Roof is within the last 10 years. Clean yard. Home needs TLC. Garage needs work. Sold as-is and buyer to complete city of Romulus repairs for a C of O. Seller motivated!!

12. 2026-04-23
    historical $119,900 551-char remark

    Show marketing remark (551 chars)

    Quaint 2-bedroom home 1 bath on an almost 1/5-acre lot (. 43). There is a lot of potential in this homestead. There is a covered patio off the back of the flex room. The flex room includes washer and dryer with lots of storage. Eat-in Kitchen has lots of counter space. Large living room with a big window for lots of light. Hard wood floors through living room and both bedrooms. Roof is within the last 10 years. Clean yard. Home needs TLC. Garage needs work. Sold as-is and buyer to complete city of Romulus repairs for a C of O. Seller motivated!!

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,525 · $127/mo
• Expected delta: +$91/yr (+$8/mo · 6.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,736
• − Mortgage interest: −$5,876
• − Property taxes: −$1,434
• − Insurance: −$524
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,052
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,547/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: Romulus Community Schools
• NCES district ID: 2630120
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $44,165
• Composite: 13.17/100
• National rank: #9556
• State rank: #498 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

-12.5% since first listed

11 events — show timeline

• 2026-06-08 Pending — MiRealSource-MiMLS
• 2026-06-08 Pending — REALCOMP
• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-20 Relisted — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-15 Price Changed $104,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $104,900 REALCOMP
• 2026-04-27 Listed $119,900 MiRealSource-MiMLS
• 2026-04-27 Listed $119,900 REALCOMP
• 2026-04-23 Coming Soon $119,900 MiRealSource-MiMLS

Property tax history

+0.9%/yr

Latest (2025): $1,434 · +590.1% YoY. Source: county tax records.