38175 Carolon Blvd · Westland, MI 48185

$125,000

3 bd · 1.5 ba · 1,301 sqft · SingleFamily public records · 34 Days on market

Built 1979 Est $224k · 44% under $280/mo HOA · 17% 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 +23.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +7.4/10.0
• 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

This end unit is located in a prime location in the complex. Relax on your deck and enjoy the privacy of this location. This unit is priced for the needed updates. Units of this size that are updated sell for much more than this one. Buy now and start building instant equity. This 3 bedroom 1.5 features a living room with wood burning fireplace. Door wall that leads to the deck. Full basement for plenty of storage space. Car port for parking. This unit is sold as is and buyer shall be responsible for inspection and repairs to obtain the c of o for occupancy.

Key facts

• Car port
• Full basement
• $280 HOA

Tags

• WOOD BURNING FIREPLACE
• FULL BASEMENT
• CAR PORT

Property features AI

Finance

• HOA & community: Homeowners association with a $280 monthly fee; HOA covers grounds maintenance, snow removal, and trash; Community amenities include a pool

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Condominium residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior
• Exterior features: Deck; Community pool; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace in the living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents flat; 166 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 33% 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 $864 of loan paydown is wiped out by about $4k 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 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.34% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $223,772
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5812 Morley St	0.37mi	3/2.0	1,300 (-0%)	22mo	$223,500	$172	62
977 N Newburgh Rd	0.52mi	3/2.5	1,357 (+4%)	7mo	$260,000	$192	59
37627 Marquette St	0.46mi	3/2.0	1,376 (+6%)	11mo	$318,000	$231	58
5981 N Dowling St	0.67mi	3/2.0	1,224 (-6%)	10mo	$210,000	$172	49
38991 Willow Creek Pkwy	0.61mi	3/2.0	1,397 (+7%)	12mo	$345,000	$247	47
611 N Newburgh Rd	0.69mi	3/1.0	1,196 (-8%)	24mo	$164,900	$138	32
6080 Herbert St	0.67mi	3/1.0	1,144 (-12%)	23mo	$185,000	$162	28

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: -8.6%
• Equity multiple: 0.70×
• Total profit: $-10,652
• Equity at exit: $18,638

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-8,472
• Equity at exit: $10,808

Cash invested: $35,000 (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 48185

• Rents YoY: 0.2%
• Active inventory: 166
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$656
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$52
• HOA: −$280
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $221

Break-even live

Break-even rent $1,400

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $292	-5% $256	+0% $221	+5% $186	+10% $150
Rent	-10% $88	-5% $155	+0% $221	+5% $287	+10% $354
Rate	-1.0pp $284	-0.5pp $253	base $221	+0.5pp $189	+1.0pp $156

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5955 Edinburgh St Canton, MI	1.0–2.0	1.0	800	$1,460	$1.82	0d	10	1.20mi
5955 Edinburgh St Canton, MI	1.0–2.0	1.0	800	$1,265	$1.58	25d	8	1.20mi
467 S Marie St Westland, MI	3.0	1.5	1060	$1,950	$1.84	45d	1	1.27mi
7500 N Newburgh Rd Westland, MI	1.0–2.0	1.0–2.0	843	$1,868	$2.21	0d	7	1.35mi
7344 Drew Cir Westland, MI	2.0	1.0	900	$1,375	$1.53	0d	9	1.42mi
201 Cassia Ct Canton, MI	2.0–3.0	2.0–2.5	1112	$2,094	$1.88	0d	2	1.46mi

HOA detail

• Monthly dues: $280 · $3,360/yr

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 34 DOM
2. 2026-06-18
   days on market $125,000 Active 31 DOM
3. 2026-06-17
   days on market $125,000 Active 30 DOM
4. 2026-06-16
   days on market $125,000 Active 29 DOM
5. 2026-06-15
   days on market $125,000 Active 28 DOM
6. 2026-06-13
   days on market $125,000 Active 26 DOM
7. 2026-06-13
   days on market $125,000 Active 25 DOM
8. 2026-06-09
   days on market $125,000 Active 22 DOM
9. 2026-06-08
   days on market $125,000 Active 21 DOM
10. 2026-06-07
    days on market $125,000 Active 20 DOM
11. 2026-06-04
    days on market $125,000 Active 17 DOM
12. 2026-06-03
    days on market $125,000 Active 16 DOM
13. 2026-06-02
    days on market $125,000 Active 15 DOM
14. 2026-06-01
    days on market $125,000 Active 14 DOM
15. 2026-05-31
    days on market $125,000 Active 13 DOM
16. 2026-05-18
    listed $125,000 Active

    Show marketing remark (564 chars)

    This end unit is located in a prime location in the complex. Relax on your deck and enjoy the privacy of this location. This unit is priced for the needed updates. Units of this size that are updated sell for much more than this one. Buy now and start building instant equity. This 3 bedroom 1.5 features a living room with wood burning fireplace. Door wall that leads to the deck. Full basement for plenty of storage space. Car port for parking. This unit is sold as is and buyer shall be responsible for inspection and repairs to obtain the c of o for occupancy.

17. 2026-05-18
    listed $125,000 Active 564-char remark

    Show marketing remark (564 chars)

    This end unit is located in a prime location in the complex. Relax on your deck and enjoy the privacy of this location. This unit is priced for the needed updates. Units of this size that are updated sell for much more than this one. Buy now and start building instant equity. This 3 bedroom 1.5 features a living room with wood burning fireplace. Door wall that leads to the deck. Full basement for plenty of storage space. Car port for parking. This unit is sold as is and buyer shall be responsible for inspection and repairs to obtain the c of o for occupancy.

18. 1996-11-12
    soldstatus $48,000

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$254/yr (+$21/mo · 17.9%)

ⓘ 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 (shaded) · 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: $20,153
• − Mortgage interest: −$7,002
• − Property taxes: −$1,417
• − Insurance: −$625
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$3,360
• − Depreciation: −$3,636
• Taxable income: $888
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $2,440/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

+160.4% since first listed

3 events — show timeline

• 2026-05-18 Listed $125,000 REALCOMP
• 2026-05-18 Listed $125,000 MiRealSource-MiMLS
• 1996-11-12 Sold (Public Records) $48,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,417 · -15.0% YoY. Source: county tax records.