38032 Hixford Pl · Westland, MI 48185

$154,900

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 126 Days on market

Built 1990 $96/sqft · at area comps Est $161k · at est. $250/mo HOA · 12% of rent

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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 +20.5/30.0
• ARV discount +9.2/15.0
• 1% rule +8.0/10.0
• DSCR +6.5/10.0
• Livability +3.9/5.0
• 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

Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day - surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways - this is the place you'll be excited to come home to.

Key facts

• $250 HOA
• Built 1990
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.5% 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.
• Market conditions: Rents flat; 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k 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 126 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.30% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 6.4

CMA / ARV

• ARV (median comp): $161,115
• List price: $154,900
• Delta: -3.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5834 Morley St	0.55mi	3/2.0	1,620 (+0%)	8mo	$275,000	$170	67
6007 Huff St	0.60mi	3/2.5	1,720 (+7%)	1mo	$212,000	$123	58
37653 Beechwood St	0.47mi	3/1.5	1,640 (+2%)	18mo	$135,000	$82	58
37433 Beechwood St	0.52mi	3/1.0	1,508 (-6%)	4mo	$185,000	$123	57
506 N Newburgh Rd	0.59mi	3/2.0	1,600 (-1%)	20mo	$299,000	$187	55
37627 Marquette St	0.28mi	3/2.0	1,376 (-15%)	11mo	$318,000	$231	53
172 N Bryar St	0.62mi	3/2.0	1,445 (-10%)	8mo	$205,000	$142	47
38991 Willow Creek Pkwy	0.53mi	3/2.0	1,397 (-13%)	12mo	$345,000	$247	43
39320 Huron Pkwy	0.68mi	4/2.5 (+1)	1,736 (+8%)	10mo	$410,000	$236	40
626 Barbara St	0.44mi	3/1.0	1,815 (+12%)	22mo	$267,000	$147	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 · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-17,433
• Equity at exit: $23,096

10-year hold

• IRR: -8.4%
• Equity multiple: 0.56×
• Total profit: $-19,114
• Equity at exit: $13,393

Cash invested: $43,372 (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 48185

• Rents YoY: 0.2%
• Active inventory: 161
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$65
• HOA: −$250
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $204

Break-even live

Break-even rent $1,753

Max offer price $154,900

Occupancy floor 85%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38386 Maes St Westland, MI	3.0	1.5	2166	$2,400	$1.11	43d	1	1.04mi
467 S Marie St Westland, MI	3.0	1.5	1060	$1,950	$1.84	44d	1	1.07mi
201 Cassia Ct Canton, MI	2.0–3.0	2.0–2.5	1112	$2,094	$1.88	1d	2	1.35mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: landscaping

Listing history 40 events

1. 2026-06-18
   days on market $154,900 Active 126 DOM
2. 2026-06-17
   days on market $154,900 Active 125 DOM
3. 2026-06-16
   days on market $154,900 Active 124 DOM
4. 2026-06-15
   days on market $154,900 Active 123 DOM
5. 2026-06-13
   days on market $154,900 Active 121 DOM
6. 2026-06-13
   days on market $154,900 Active 120 DOM
7. 2026-06-09
   days on market $154,900 Active 117 DOM
8. 2026-06-08
   days on market $154,900 Active 116 DOM
9. 2026-06-07
   days on market $154,900 Active 115 DOM
10. 2026-06-04
    days on market $154,900 Active 112 DOM
11. 2026-06-03
    days on market $154,900 Active 111 DOM
12. 2026-06-02
    days on market $154,900 Active 110 DOM
13. 2026-06-01
    days on market $154,900 Active 109 DOM
14. 2026-05-31
    days on market $154,900 Active 108 DOM
15. 2026-03-31
    price $154,900 647-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

16. 2026-03-31
    price $154,900 661-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

17. 2026-03-21
    price $159,900 647-char remark

    Show marketing remark (647 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day - surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways - this is the place you'll be excited to come home to.

18. 2026-03-20
    price $159,900 661-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

19. 2026-03-04
    price $164,900 647-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

20. 2026-03-04
    price $164,900 661-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

21. 2026-02-13
    listed $170,000 Active 647-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

22. 2026-02-13
    listed $170,000 Active 661-char remark

    Show marketing remark (661 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day—surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways—this is the place you’ll be excited to come home to.

23. 2026-02-09
    historical $170,000 647-char remark

    Show marketing remark (647 chars)

    Fall in love with this bright and spacious corner-unit condo in Maple Village! Designed for easy living and entertaining, the oversized deck with stairs to a brick patio is perfect for summer BBQs, morning coffee, or winding down after a long day - surrounded by mature landscaping and plenty of parking. Inside, enjoy 1,728 sq ft of inviting living space featuring a huge eat-in kitchen, 3 comfortable bedrooms, and 2 full baths. Peace of mind comes with a newer furnace and A/C (2022). Seller to provide City Certificate of Occupancy. Ideally located close to shopping, dining, and freeways - this is the place you'll be excited to come home to.

24. 2021-08-12
    soldstatus $146,500
25. 2021-08-05
    soldstatus $146,500 Sold
26. 2021-08-05
    soldstatus $146,500 Closed
27. 2021-07-14
    price $144,777
28. 2021-07-13
    price $144,777
29. 2021-07-13
    historical Accepting Backup Offers
30. 2021-07-13
    historical Accepting Backup Offers
31. 2021-06-07
    status Pending
32. 2021-06-07
    status Pending
33. 2021-06-06
    historical Accepting Backup Offers
34. 2021-06-06
    historical Accepting Backup Offers
35. 2021-06-03
    listed $134,777 Active
36. 2021-06-03
    listed $134,777 Active
37. 2010-10-21
    soldstatus $50,000
38. 2009-11-25
    historical
39. 2009-09-01
    listed $94,900
40. 1998-07-01
    soldstatus $76,900

ⓘ 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: $3,097 · $258/mo
• Projected year-2 tax: $3,097 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,141
• − Mortgage interest: −$8,677
• − Property taxes: −$3,097
• − Insurance: −$774
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$3,000
• − Depreciation: −$4,506
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,398/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): 48,530
• Household income: $60,854
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2263.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 7% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 5% 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: ▼ -265.65%
• Current HPI: 237.7594
• Rent YoY: ▲ 0.17%
• 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

+101.4% since first listed

26 events — show timeline

• 2026-03-31 Price Changed $154,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $154,900 REALCOMP
• 2026-03-21 Price Changed $159,900 MiRealSource-MiMLS
• 2026-03-20 Price Changed $159,900 REALCOMP
• 2026-03-04 Price Changed $164,900 MiRealSource-MiMLS
• 2026-03-04 Price Changed $164,900 REALCOMP
• 2026-02-13 Listed $170,000 MiRealSource-MiMLS
• 2026-02-13 Listed $170,000 REALCOMP
• 2026-02-09 Coming Soon $170,000 MiRealSource-MiMLS
• 2021-08-12 Sold (Public Records) $146,500 Public Records
• 2021-08-05 Sold (MLS) $146,500 MiRealSource-MiMLS
• 2021-08-05 Sold (MLS) $146,500 REALCOMP
• 2021-07-14 Price Changed $144,777 MiRealSource-MiMLS
• 2021-07-13 Price Changed $144,777 REALCOMP
• 2021-07-13 Contingent — MiRealSource-MiMLS
• 2021-07-13 Contingent — REALCOMP
• 2021-06-07 Pending — MiRealSource-MiMLS
• 2021-06-07 Pending — REALCOMP
• 2021-06-06 Contingent — MiRealSource-MiMLS
• 2021-06-06 Contingent — REALCOMP
• 2021-06-03 Listed $134,777 MiRealSource-MiMLS
• 2021-06-03 Listed $134,777 REALCOMP
• 2010-10-21 Sold (Public Records) $50,000 Public Records
• 2009-11-25 Listing Removed — REALCOMP
• 2009-09-01 Listed $94,900 REALCOMP
• 1998-07-01 Sold (Public Records) $76,900 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,097 · -21.3% YoY. Source: county tax records.