15802 Woodworth St · Livonia, MI 48239

$159,000

4 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 12 Days on market

Built 1945 5,227 sqft lot Est $196k · 19% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing 15802 Woodworth, a property that boasts a delightful patio, perfect for enjoying those warm summer evenings. The exterior charm is further enhanced by a fenced-in backyard, providing a secure outdoor space for leisure and relaxation. Step inside to appreciate the fresh interior paint, giving the home a clean and modern feel. The property also benefits from partial flooring replacement, ensuring a mix of comfort and style underfoot. The kitchen is equipped with new appliances, ready for you to create culinary delights. This property is a perfect blend of outdoor appeal and indoor comfort. Buyer/agent advised to verify homestead vs non homestead tax status with a tax professional. Included 100-Day Home Warranty with buyer activation

Key facts

• New appliances
• Fenced-in backyard
• Fresh interior paint

Tags

• FENCED-IN BACKYARD
• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 9.6% 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: Rents rising (+3.2%/yr); 192 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1945 — 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: 1.10% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $196,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15802 Woodworth St	0.00mi	4/1.0	1,289 (-5%)	0mo	$161,500	$125	92
15513 Norborne	0.20mi	4/2.0	1,396 (+3%)	1mo	$253,000	$181	80
15395 Centralia	0.32mi	3/1.0 (-1)	1,318 (-3%)	1mo	$150,000	$114	75
15881 Pomona Dr	0.34mi	3/1.5 (-1)	1,353 (-0%)	6mo	$212,900	$157	72
15910 Beech Daly Rd	0.33mi	3/1.0 (-1)	1,368 (+1%)	8mo	$120,000	$88	72
15422 Chelsea	0.43mi	4/2.0	1,299 (-4%)	3mo	$195,000	$150	66
15827 Denby	0.40mi	3/1.0 (-1)	1,472 (+9%)	4mo	$225,000	$153	59
15389 Centralia	0.32mi	3/1.0 (-1)	1,224 (-10%)	7mo	$150,000	$123	58
15028 Sumner	0.66mi	4/2.0	1,444 (+7%)	0mo	$209,800	$145	54
15955 Leona Dr	0.47mi	3/1.5 (-1)	1,260 (-7%)	8mo	$164,900	$131	53
17010 Beech Daly Rd	0.68mi	3/1.5 (-1)	1,434 (+6%)	8mo	$160,000	$112	45
14910 Aubrey	0.72mi	3/2.0 (-1)	1,450 (+7%)	2mo	$225,000	$155	44

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,326
• Equity at exit: $23,707

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $39,256
• Equity at exit: $13,747

Cash invested: $44,520 (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 48239

• Rents YoY: 3.2%
• Active inventory: 192
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$834
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $435

Break-even live

Break-even rent $1,195

Max offer price $159,000

Occupancy floor 70%

Sensitivity live

Price	-10% $525	-5% $480	+0% $435	+5% $390	+10% $345
Rent	-10% $297	-5% $366	+0% $435	+5% $504	+10% $573
Rate	-1.0pp $515	-0.5pp $476	base $435	+0.5pp $394	+1.0pp $352

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	6d	1	0.95mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	45d	1	1.09mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.25mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	19d	1	1.29mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	18d	1	1.34mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	19d	1	1.37mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	18d	1	1.42mi

Listing history 23 events

1. 2026-03-24
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Introducing 15802 Woodworth, a property that boasts a delightful patio, perfect for enjoying those warm summer evenings. The exterior charm is further enhanced by a fenced-in backyard, providing a secure outdoor space for leisure and relaxation. Step inside to appreciate the fresh interior paint, giving the home a clean and modern feel. The property also benefits from partial flooring replacement, ensuring a mix of comfort and style underfoot. The kitchen is equipped with new appliances, ready for you to create culinary delights. This property is a perfect blend of outdoor appeal and indoor comfort. Buyer/agent advised to verify homestead vs non homestead tax status with a tax professional. Included 100-Day Home Warranty with buyer activation

2. 2026-03-24
   status Pending

   Show marketing remark (752 chars)

   Introducing 15802 Woodworth, a property that boasts a delightful patio, perfect for enjoying those warm summer evenings. The exterior charm is further enhanced by a fenced-in backyard, providing a secure outdoor space for leisure and relaxation. Step inside to appreciate the fresh interior paint, giving the home a clean and modern feel. The property also benefits from partial flooring replacement, ensuring a mix of comfort and style underfoot. The kitchen is equipped with new appliances, ready for you to create culinary delights. This property is a perfect blend of outdoor appeal and indoor comfort. Buyer/agent advised to verify homestead vs non homestead tax status with a tax professional. Included 100-Day Home Warranty with buyer activation

3. 2026-03-12
   listed $159,000 Active 752-char remark

   Show marketing remark (752 chars)

   Introducing 15802 Woodworth, a property that boasts a delightful patio, perfect for enjoying those warm summer evenings. The exterior charm is further enhanced by a fenced-in backyard, providing a secure outdoor space for leisure and relaxation. Step inside to appreciate the fresh interior paint, giving the home a clean and modern feel. The property also benefits from partial flooring replacement, ensuring a mix of comfort and style underfoot. The kitchen is equipped with new appliances, ready for you to create culinary delights. This property is a perfect blend of outdoor appeal and indoor comfort. Buyer/agent advised to verify homestead vs non homestead tax status with a tax professional. Included 100-Day Home Warranty with buyer activation

4. 2026-03-12
   listed $159,000 Active

   Show marketing remark (752 chars)

   Introducing 15802 Woodworth, a property that boasts a delightful patio, perfect for enjoying those warm summer evenings. The exterior charm is further enhanced by a fenced-in backyard, providing a secure outdoor space for leisure and relaxation. Step inside to appreciate the fresh interior paint, giving the home a clean and modern feel. The property also benefits from partial flooring replacement, ensuring a mix of comfort and style underfoot. The kitchen is equipped with new appliances, ready for you to create culinary delights. This property is a perfect blend of outdoor appeal and indoor comfort. Buyer/agent advised to verify homestead vs non homestead tax status with a tax professional. Included 100-Day Home Warranty with buyer activation

5. 2026-03-03
   soldstatus $152,300
6. 2012-11-30
   soldstatus $48,000 14-char remark

   Show marketing remark (14 chars)

   SOLD SOLD SOLD

7. 2012-11-30
   soldstatus $48,000

   Show marketing remark (14 chars)

   SOLD SOLD SOLD

8. 2012-04-04
   historical 14-char remark

   Show marketing remark (14 chars)

   SOLD SOLD SOLD

9. 2012-04-04
   historical

   Show marketing remark (14 chars)

   SOLD SOLD SOLD

10. 2012-04-01
    listed $49,900 14-char remark

    Show marketing remark (14 chars)

    SOLD SOLD SOLD

11. 2012-04-01
    listed $49,900

    Show marketing remark (14 chars)

    SOLD SOLD SOLD

12. 2010-08-27
    soldstatus $15,000
13. 2010-08-27
    soldstatus $15,000
14. 2010-08-26
    historical
15. 2010-07-15
    listed $14,900
16. 2010-07-15
    listed $14,900
17. 2010-07-15
    historical
18. 2010-07-15
    historical
19. 2010-06-22
    listed $22,900
20. 2010-06-22
    listed $22,900
21. 1996-09-05
    soldstatus $58,500
22. 1996-07-19
    soldstatus $58,500
23. 1996-05-28
    listed $59,999

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $1,488 · $124/mo
• Expected delta: +$960/yr (+$80/mo · 181.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 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: $20,951
• − Mortgage interest: −$8,906
• − Property taxes: −$528
• − Insurance: −$795
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,625
• Taxable income: $2,744
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $4,564/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

• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+165.0% since first listed

23 events — show timeline

• 2026-03-24 Pending — MiRealSource-MiMLS
• 2026-03-24 Pending — REALCOMP
• 2026-03-12 Listed $159,000 REALCOMP
• 2026-03-12 Listed $159,000 MiRealSource-MiMLS
• 2026-03-03 Sold (Public Records) $152,300 Public Records
• 2012-11-30 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2012-11-30 Sold (MLS) $48,000 REALCOMP
• 2012-04-04 Listing Removed — MiRealSource-MiMLS
• 2012-04-04 Listing Removed — REALCOMP
• 2012-04-01 Listed $49,900 MiRealSource-MiMLS
• 2012-04-01 Listed $49,900 REALCOMP
• 2010-08-27 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2010-08-27 Sold (MLS) $15,000 REALCOMP
• 2010-08-26 Listing Removed — MiRealSource-MiMLS
• 2010-07-15 Listing Removed — MiRealSource-MiMLS
• 2010-07-15 Listing Removed — REALCOMP
• 2010-07-15 Listed $14,900 MiRealSource-MiMLS
• 2010-07-15 Listed $14,900 REALCOMP
• 2010-06-22 Listed $22,900 MiRealSource-MiMLS
• 2010-06-22 Listed $22,900 REALCOMP
• 1996-09-05 Sold (Public Records) $58,500 Public Records
• 1996-07-19 Sold (MLS) $58,500 REALCOMP
• 1996-05-28 Listed $59,999 REALCOMP

Property tax history

-6.7%/yr

Latest (2025): $528 · -62.0% YoY. Source: county tax records.