18677 Negaunee · Livonia, MI 48240

$135,000

3 bd · 1.0 ba · 892 sqft · SingleFamily public records · 15 Days on market

Built 1953 4,792 sqft lot Est $159k · 15% under

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Why this score? — see what drove the B- 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 +27.4/30.0
• ARV discount +14.2/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained Redford 3-bedroom bungalow in mint condition! This charming home features an updated kitchen, stylish tile bathroom, spacious basement, vinyl windows, detached garage, and covered patio perfect for relaxing or entertaining. Currently tenant-occupied on a month-to-month lease, the long-term tenant has taken exceptional care of the property and treated it as her own. A fantastic opportunity for both investors and owner-occupants alike. Schedule your private showing today!

Key facts

• Vinyl windows
• Covered patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• TILE BATHROOM
• SPACIOUS BASEMENT
• VINYL WINDOWS
• DETACHED GARAGE
• COVERED PATIO

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 118 (0.11 acre)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built as residential single-family
• Exterior features: Awning(s); Fenced yard; Paved road access

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Free‑standing electric range; Free‑standing refrigerator; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.9% in Livonia — 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 (#116 in MI, #2,784 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, health & safety D, commute F.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $158,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19134 Angling St	0.46mi	3/1.0	873 (-2%)	1mo	$165,000	$189	74
18743 Macarthur	0.42mi	3/1.0	931 (+4%)	3mo	$190,000	$204	70
18292 Deering St	0.44mi	2/1.0 (-1)	900 (+1%)	4mo	$163,000	$181	70
18400 Delaware Ave	0.39mi	3/1.0	981 (+10%)	6mo	$175,000	$178	60
18705 Delaware Ave	0.30mi	2/1.0 (-1)	773 (-13%)	0mo	$140,000	$181	58
19369 Wakenden	0.73mi	3/1.0	936 (+5%)	3mo	$120,000	$128	56
19203 Kinloch	0.62mi	3/1.0	962 (+8%)	6mo	$153,500	$160	53
19498 Poinciana	0.53mi	2/1.0 (-1)	800 (-10%)	3mo	$147,500	$184	50
19968 Poinciana	0.75mi	3/1.0	980 (+10%)	2mo	$137,000	$140	47
18943 Lathers St	0.64mi	3/1.0	1,016 (+14%)	1mo	$125,000	$123	46
19470 Woodworth Ave	0.72mi	3/1.0	1,000 (+12%)	1mo	$175,000	$175	45
19800 Poinciana	0.63mi	3/1.0	1,014 (+14%)	6mo	$140,000	$138	42

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,370
• Equity at exit: $20,129

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $35,395
• Equity at exit: $11,672

Cash invested: $37,800 (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 48240

• Active inventory: 86
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$708
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $397

Break-even live

Break-even rent $1,096

Max offer price $135,000

Occupancy floor 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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.35mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	0.39mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	0.57mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	0.92mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	1.10mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	1.10mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	18d	1	1.10mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	43d	1	1.33mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	15d	1	1.33mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.42mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $135,000 Pending 15 DOM
2. 2026-06-09
   days on market $135,000 Active 14 DOM
3. 2026-06-08
   days on market $135,000 Active 13 DOM
4. 2026-06-07
   days on market $135,000 Active 12 DOM
5. 2026-06-04
   days on market $135,000 Active 9 DOM
6. 2026-06-03
   days on market $135,000 Active 8 DOM
7. 2026-06-02
   days on market $135,000 Active 7 DOM
8. 2026-06-01
   days on market $135,000 Active 6 DOM
9. 2026-05-31
   days on market $135,000 Active 5 DOM
10. 2026-05-26
    listed $135,000 Active

    Show marketing remark (497 chars)

    Beautifully maintained Redford 3-bedroom bungalow in mint condition! This charming home features an updated kitchen, stylish tile bathroom, spacious basement, vinyl windows, detached garage, and covered patio perfect for relaxing or entertaining. Currently tenant-occupied on a month-to-month lease, the long-term tenant has taken exceptional care of the property and treated it as her own. A fantastic opportunity for both investors and owner-occupants alike. Schedule your private showing today!

11. 2026-05-26
    listed $135,000 Active 497-char remark

    Show marketing remark (497 chars)

    Beautifully maintained Redford 3-bedroom bungalow in mint condition! This charming home features an updated kitchen, stylish tile bathroom, spacious basement, vinyl windows, detached garage, and covered patio perfect for relaxing or entertaining. Currently tenant-occupied on a month-to-month lease, the long-term tenant has taken exceptional care of the property and treated it as her own. A fantastic opportunity for both investors and owner-occupants alike. Schedule your private showing today!

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,650 · $137/mo
• Expected delta: +$429/yr (+$36/mo · 35.1%)

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

Taxation est. · year 1

• Rental income: $19,179
• − Mortgage interest: −$7,562
• − Property taxes: −$1,221
• − Insurance: −$675
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$3,927
• Taxable income: $2,725
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $4,106/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Livonia

• Score: 77/100
• State rank: #116
• US rank: #2784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 56,806
• Population (ZIP): 17,097

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 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $135,000 REALCOMP
• 2026-05-26 Listed $135,000 MiRealSource-MiMLS

Property tax history

-3.3%/yr

Latest (2025): $1,221 · -47.6% YoY. Source: county tax records.