33629 Forest St · Wayne, MI 48184

$160,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 5 Days on market

Built 1952 5,663 sqft lot $123/sqft · 46% above area Est $182k · 12% 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 +13.3/30.0
• ARV discount +13.0/15.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• 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

Welcome home to this classic brick bungalow with timeless curb appeal and a covered front porch that invites you to slow down and stay awhile. Step inside to a bright, comfortable living area filled with natural light and easy flow for everyday living. The kitchen offers generous cabinet space, durable countertops, and included appliances - perfect for keeping things simple while still having everything within reach. Adjacent dining space makes mealtime and entertaining feel effortless. You'll find three bedrooms and two full baths, including a spacious upper-level bedroom that provides privacy and flexibility. The finished basement expands your living space with a large bonus area - ideal for game days, movie nights, or hosting - plus a dedicated laundry area. Outside, enjoy a fully fenced backyard with room to relax, garden, or entertain. A detached 2.5-car garage with electricity and opener adds valuable storage and workspace options. Major mechanical updates bring peace of mind, including a newer furnace and A/C (2019) and hot water heater (2025). Conveniently located near parks, baseball fields, and everyday amenities, this home blends comfort, function, and location. Schedule your showing and see it in person.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Finance

• Other: Subdivision: Alfred A Lauppe Sub
• HOA & community: Neighborhood sidewalks

Exterior

• Parking: Detached garage with 2.5 spaces; Driveway; Garage door opener
• Security: Smoke detectors; Carbon monoxide detectors; Pets allowed
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Cable available; Underground utilities
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding and brick exterior; Asphalt roof; Faces front and rear (garage orientation noted)
• Construction: Built with aluminum siding and brick; Finished below-grade living area
• Exterior features: Level lot; Lighting; Back yard fenced; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans; Window air units
• Interior features: High-speed internet; Smart thermostat; Finished full basement
• Laundry & utility: Washer; Dryer; Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1 ($7/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (14.5% below list).
• Recommended offer: $137k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#252 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment 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: 56 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y 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 $29k; list at $160k implies a 452% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,808 (14.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $182,467
• List price: $160,000
• Delta: -12.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33619 Forest St	0.01mi	3/2.0	1,305 (0%)	1mo	$105,000	$80	95
33561 Forest St	0.06mi	3/1.0	1,305 (0%)	4mo	$165,000	$126	94
4190 2nd St	0.50mi	3/1.0	1,248 (-4%)	2mo	$166,000	$133	68
4177 Washington St	0.64mi	3/1.0	1,322 (+1%)	6mo	$165,000	$125	63
34321 John St	0.55mi	3/1.0	1,222 (-6%)	1mo	$160,000	$131	63
4214 Cadillac Dr	0.53mi	4/2.0 (+1)	1,281 (-2%)	3mo	$155,000	$121	61
32515 Annapolis St	0.64mi	4/1.0 (+1)	1,274 (-2%)	2mo	$197,000	$155	59
4428 Washington St	0.70mi	3/1.0	1,271 (-3%)	6mo	$185,400	$146	58
4185 Edmund St	0.29mi	3/2.0	1,487 (+14%)	4mo	$195,000	$131	56
4519 Washington St	0.69mi	2/2.0 (-1)	1,296 (-1%)	10mo	$180,000	$139	49
34512 Ash St	0.69mi	3/1.0	1,150 (-12%)	1mo	$175,000	$152	48
34590 Stellwagen St	0.66mi	3/2.5	1,496 (+15%)	1mo	$219,000	$146	38

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-25,884
• Equity at exit: $23,857

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-22,471
• Equity at exit: $13,834

Cash invested: $44,800 (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 48184

• Active inventory: 56
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$839
• Tax from tax record: −$174 /mo · $2,094/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $1

Break-even live

Break-even rent $1,367

Max offer price $160,000

Occupancy floor 95%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	2d	5	0.29mi
4924 Howe Rd Wayne, MI	3.0	1.0	1022	$1,300	$1.27	17d	1	0.40mi
3741 S Wayne Rd Wayne, MI	2.0	1.5	1114	$1,500	$1.35	1d	1	0.67mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	24d	1	0.73mi
4332 Biddle St Wayne, MI	3.0	2.0	1176	$1,525	$1.30	43d	1	0.75mi
34510 Van Born Rd Wayne, MI	2.0	1.0	990	$1,325	$1.34	14d	1	0.84mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.94mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.94mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	2d	1	0.95mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	43d	1	1.02mi
35700 E Michigan Ave Wayne, MI	2.0	1.0	701	$1,060	$1.51	5d	6	1.04mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	14d	1	1.05mi
35390 Van Born Rd #103 Wayne, MI	2.0	1.0	925	$1,100	$1.19	43d	1	1.07mi
5901 Washington St Romulus, MI	4.0	2.5	1584	$2,200	$1.39	43d	1	1.10mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	1.13mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	43d	1	1.14mi
5228 Fletcher St Wayne, MI	3.0	1.0	900	$1,750	$1.94	1d	1	1.23mi
35759 Glenwood Rd Unit 35759 Wayne, MI	2.0	1.0	1360	$1,300	$0.96	43d	1	1.29mi

Listing history 12 events

1. 2026-05-06
   status Pending 1235-char remark

   Show marketing remark (1235 chars)

   Welcome home to this classic brick bungalow with timeless curb appeal and a covered front porch that invites you to slow down and stay awhile. Step inside to a bright, comfortable living area filled with natural light and easy flow for everyday living. The kitchen offers generous cabinet space, durable countertops, and included appliances - perfect for keeping things simple while still having everything within reach. Adjacent dining space makes mealtime and entertaining feel effortless. You'll find three bedrooms and two full baths, including a spacious upper-level bedroom that provides privacy and flexibility. The finished basement expands your living space with a large bonus area - ideal for game days, movie nights, or hosting - plus a dedicated laundry area. Outside, enjoy a fully fenced backyard with room to relax, garden, or entertain. A detached 2.5-car garage with electricity and opener adds valuable storage and workspace options. Major mechanical updates bring peace of mind, including a newer furnace and A/C (2019) and hot water heater (2025). Conveniently located near parks, baseball fields, and everyday amenities, this home blends comfort, function, and location. Schedule your showing and see it in person.

2. 2026-05-06
   status Pending 1253-char remark

   Show marketing remark (1235 chars)

   Welcome home to this classic brick bungalow with timeless curb appeal and a covered front porch that invites you to slow down and stay awhile. Step inside to a bright, comfortable living area filled with natural light and easy flow for everyday living. The kitchen offers generous cabinet space, durable countertops, and included appliances - perfect for keeping things simple while still having everything within reach. Adjacent dining space makes mealtime and entertaining feel effortless. You'll find three bedrooms and two full baths, including a spacious upper-level bedroom that provides privacy and flexibility. The finished basement expands your living space with a large bonus area - ideal for game days, movie nights, or hosting - plus a dedicated laundry area. Outside, enjoy a fully fenced backyard with room to relax, garden, or entertain. A detached 2.5-car garage with electricity and opener adds valuable storage and workspace options. Major mechanical updates bring peace of mind, including a newer furnace and A/C (2019) and hot water heater (2025). Conveniently located near parks, baseball fields, and everyday amenities, this home blends comfort, function, and location. Schedule your showing and see it in person.

3. 2026-05-02
   listed $160,000 Active 1235-char remark

   Show marketing remark (1235 chars)

   Welcome home to this classic brick bungalow with timeless curb appeal and a covered front porch that invites you to slow down and stay awhile. Step inside to a bright, comfortable living area filled with natural light and easy flow for everyday living. The kitchen offers generous cabinet space, durable countertops, and included appliances - perfect for keeping things simple while still having everything within reach. Adjacent dining space makes mealtime and entertaining feel effortless. You'll find three bedrooms and two full baths, including a spacious upper-level bedroom that provides privacy and flexibility. The finished basement expands your living space with a large bonus area - ideal for game days, movie nights, or hosting - plus a dedicated laundry area. Outside, enjoy a fully fenced backyard with room to relax, garden, or entertain. A detached 2.5-car garage with electricity and opener adds valuable storage and workspace options. Major mechanical updates bring peace of mind, including a newer furnace and A/C (2019) and hot water heater (2025). Conveniently located near parks, baseball fields, and everyday amenities, this home blends comfort, function, and location. Schedule your showing and see it in person.

4. 2026-05-02
   listed $160,000 Active 1253-char remark

   Show marketing remark (1235 chars)

   Welcome home to this classic brick bungalow with timeless curb appeal and a covered front porch that invites you to slow down and stay awhile. Step inside to a bright, comfortable living area filled with natural light and easy flow for everyday living. The kitchen offers generous cabinet space, durable countertops, and included appliances - perfect for keeping things simple while still having everything within reach. Adjacent dining space makes mealtime and entertaining feel effortless. You'll find three bedrooms and two full baths, including a spacious upper-level bedroom that provides privacy and flexibility. The finished basement expands your living space with a large bonus area - ideal for game days, movie nights, or hosting - plus a dedicated laundry area. Outside, enjoy a fully fenced backyard with room to relax, garden, or entertain. A detached 2.5-car garage with electricity and opener adds valuable storage and workspace options. Major mechanical updates bring peace of mind, including a newer furnace and A/C (2019) and hot water heater (2025). Conveniently located near parks, baseball fields, and everyday amenities, this home blends comfort, function, and location. Schedule your showing and see it in person.

5. 2026-04-30
   historical $160,000 1235-char remark

   Show marketing remark (1235 chars)

   Welcome home to this classic brick bungalow with timeless curb appeal and a covered front porch that invites you to slow down and stay awhile. Step inside to a bright, comfortable living area filled with natural light and easy flow for everyday living. The kitchen offers generous cabinet space, durable countertops, and included appliances - perfect for keeping things simple while still having everything within reach. Adjacent dining space makes mealtime and entertaining feel effortless. You'll find three bedrooms and two full baths, including a spacious upper-level bedroom that provides privacy and flexibility. The finished basement expands your living space with a large bonus area - ideal for game days, movie nights, or hosting - plus a dedicated laundry area. Outside, enjoy a fully fenced backyard with room to relax, garden, or entertain. A detached 2.5-car garage with electricity and opener adds valuable storage and workspace options. Major mechanical updates bring peace of mind, including a newer furnace and A/C (2019) and hot water heater (2025). Conveniently located near parks, baseball fields, and everyday amenities, this home blends comfort, function, and location. Schedule your showing and see it in person.

6. 2013-01-30
   soldstatus $29,000

   Show marketing remark (383 chars)

   Freddie Mac owned, as-is sale. Property is a First Look Initiative, seller will only consider owner occupied purchases until 10/31/12. Deposit must be Certified Funds held by Listing Broker. Buyer to pay transfer taxes at closing. Buyer Agent to verify all info. Seller offers $500 credit for warranty of buyer's choice, owner occupied purchase only. Download offer info on Realcomp.

7. 2013-01-30
   soldstatus $29,000

   Show marketing remark (383 chars)

   Freddie Mac owned, as-is sale. Property is a First Look Initiative, seller will only consider owner occupied purchases until 10/31/12. Deposit must be Certified Funds held by Listing Broker. Buyer to pay transfer taxes at closing. Buyer Agent to verify all info. Seller offers $500 credit for warranty of buyer's choice, owner occupied purchase only. Download offer info on Realcomp.

8. 2013-01-14
   historical
9. 2012-10-16
   listed $37,900

   Show marketing remark (383 chars)

   Freddie Mac owned, as-is sale. Property is a First Look Initiative, seller will only consider owner occupied purchases until 10/31/12. Deposit must be Certified Funds held by Listing Broker. Buyer to pay transfer taxes at closing. Buyer Agent to verify all info. Seller offers $500 credit for warranty of buyer's choice, owner occupied purchase only. Download offer info on Realcomp.

10. 2012-10-16
    listed $37,900

    Show marketing remark (383 chars)

    Freddie Mac owned, as-is sale. Property is a First Look Initiative, seller will only consider owner occupied purchases until 10/31/12. Deposit must be Certified Funds held by Listing Broker. Buyer to pay transfer taxes at closing. Buyer Agent to verify all info. Seller offers $500 credit for warranty of buyer's choice, owner occupied purchase only. Download offer info on Realcomp.

11. 1997-06-12
    soldstatus $79,000
12. 1997-05-06
    listed $77,900

ⓘ 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: $2,094 · $174/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$185/yr (+$15/mo · 8.8%)

ⓘ 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 2/10 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: $16,417
• − Mortgage interest: −$8,962
• − Property taxes: −$2,094
• − Insurance: −$800
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,655
• Taxable loss: −$2,720
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $660/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 — Wayne

• Score: 72/100
• State rank: #252
• US rank: #6284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayne, MI
• County: Wayne County · 1,562,939 people
• City population: 17,348
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,348
• Household income: $59,171
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 720.0

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 61% Black 25% Two or more races 7% Hispanic / Latino 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -171.12%
• Current HPI: 217.8548
• 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

+105.4% since first listed

12 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-05-02 Listed $160,000 MiRealSource-MiMLS
• 2026-05-02 Listed $160,000 REALCOMP
• 2026-04-30 Coming Soon $160,000 MiRealSource-MiMLS
• 2013-01-30 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2013-01-30 Sold (MLS) $29,000 REALCOMP
• 2013-01-14 Listing Removed — MiRealSource-MiMLS
• 2012-10-16 Listed $37,900 MiRealSource-MiMLS
• 2012-10-16 Listed $37,900 REALCOMP
• 1997-06-12 Sold (MLS) $79,000 REALCOMP
• 1997-05-06 Listed $77,900 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $2,094 · +2.6% YoY. Source: county tax records.