11700 Cavell St · Livonia, MI 48150

$175,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 1 Days on market

Built 1938 0.31 ac lot Est $185k · 5% under

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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 +23.1/30.0
• ARV discount +9.9/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PARK LIKE SETTING WITH THIS WIDE LOT & CIRCLE DRIVE! Great opportunity at this price point, Livonia with Livonia schools, 100 foot wide lot with towering mature trees, amazing country right in the city feel. Step inside, large front living room with lots of windows, kitchen with all the appliances included has dining/breakfast nook area with wood floors. 3 bedrooms, the largest primary with walk-in closet and adjacent laundry room. This home sits back off the road with little actual back yard but the front is like a park with it's trees and landscaping, huge circle drive can accomdate easily 6-7 cars, there is a nice shed tucked in the back corner for lots of storage as well as a pull down latter to the attic storage. Updates over the past 10 years include all new Wallside windows with lifetime warranty & vinyl siding and trim. Easy to show and best of all, keys in your hand at closing! Come take a look!

Key facts

• Wood floors
• Walk-in closet
• Circle drive

Tags

• WIDE LOT
• CIRCLE DRIVE
• MATURE TREES
• DINING BREAKFAST NOOK
• WOOD FLOORS
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Circular driveway; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Vinyl siding
• Construction: Built on a slab foundation; Asphalt roof
• Exterior features: Patio; Shed(s); Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher (implied by disposal and typical kitchen appliances)
• Bedrooms: 7 total rooms (room-level details not provided)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Hot water heating; Ceiling fan(s); No central air
• Interior features: Unfurnished; Disposal; Microwave
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.5% 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.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 10y 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 $130k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1938 — 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: 1.11% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $184,869
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12111 Inkster Rd	0.20mi	3/1.0	1,147 (+4%)	3mo	$155,000	$135	82
9656 Sioux	0.53mi	4/1.0 (+1)	1,116 (+1%)	2mo	$147,500	$132	67
11920 Cavell St	0.07mi	4/1.0 (+1)	1,250 (+13%)	5mo	$200,000	$160	66
11757 Eileen	0.53mi	3/1.0	1,040 (-6%)	0mo	$220,000	$212	65
9983 Hemingway	0.62mi	3/1.0	1,059 (-4%)	3mo	$149,000	$141	62
11748 Leverne	0.66mi	3/1.5	1,075 (-3%)	4mo	$142,000	$132	59
9560 Nathaline	0.68mi	4/1.5 (+1)	1,125 (+2%)	1mo	$142,500	$127	58
10061 Seltzer St	0.38mi	3/2.0	972 (-12%)	2mo	$290,000	$298	56
9370 Gillman St	0.73mi	3/1.5	1,058 (-4%)	2mo	$210,000	$198	55
9624 Nathaline	0.63mi	3/1.0	1,019 (-8%)	3mo	$209,000	$205	55
12087 Leverne	0.65mi	3/2.0	1,210 (+9%)	3mo	$202,000	$167	47
28070 W Chicago St	0.62mi	4/2.0 (+1)	974 (-12%)	2mo	$295,000	$303	41

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,281
• Equity at exit: $26,093

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $18,733
• Equity at exit: $15,131

Cash invested: $49,000 (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 48150

• Active inventory: 97
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$918
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $315

Break-even live

Break-even rent $1,538

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	0.11mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	0.16mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	0.87mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.03mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	1.03mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.28mi

Listing history 2 events

1. 2026-06-17
   remarks 695-char remark

   Show marketing remark (929 chars)

   PARK LIKE SETTING WITH THIS WIDE LOT & CIRCLE DRIVE! Great opportunity at this price point, Livonia with Livonia schools, 100 foot wide lot with towering mature trees, amazing country right in the city feel. Step inside, large front living room with lots of windows, kitchen with all the appliances included has dining/breakfast nook area with wood floors. 3 bedrooms, the largest primary with walk-in closet and adjacent laundry room. This home sits back off the road with little actual back yard but the front is like a park with it's trees and landscaping, huge circle drive can accomdate easily 6-7 cars, there is a nice shed tucked in the back corner for lots of storage as well as a pull down latter to the attic storage. Updates over the past 10 years include all new Wallside windows with lifetime warranty & vinyl siding and trim. Easy to show and best of all, keys in your hand at closing! Come take a look!

2. 2026-06-17
   listed $175,000 Active 1 DOM

   Show marketing remark (929 chars)

   PARK LIKE SETTING WITH THIS WIDE LOT & CIRCLE DRIVE! Great opportunity at this price point, Livonia with Livonia schools, 100 foot wide lot with towering mature trees, amazing country right in the city feel. Step inside, large front living room with lots of windows, kitchen with all the appliances included has dining/breakfast nook area with wood floors. 3 bedrooms, the largest primary with walk-in closet and adjacent laundry room. This home sits back off the road with little actual back yard but the front is like a park with it's trees and landscaping, huge circle drive can accomdate easily 6-7 cars, there is a nice shed tucked in the back corner for lots of storage as well as a pull down latter to the attic storage. Updates over the past 10 years include all new Wallside windows with lifetime warranty & vinyl siding and trim. Easy to show and best of all, keys in your hand at closing! Come take a look!

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $2,696 · $225/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $23,240
• − Mortgage interest: −$9,803
• − Property taxes: −$2,696
• − Insurance: −$875
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$5,091
• Taxable income: $1,058
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $3,523/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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

• Census place: Livonia, MI
• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,687
• Household income: $97,997
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 110.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 13% Italian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Arabic 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: ▼ -341.08%
• Current HPI: 197.495
• 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

+163.2% since first listed

47 events — show timeline

• 2026-06-17 Listed $175,000 REALCOMP
• 2026-06-17 Listed $175,000 MiRealSource-MiMLS
• 2018-07-24 Sold (Public Records) $130,000 Public Records
• 2018-07-12 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2018-07-12 Sold (MLS) $130,000 REALCOMP
• 2018-06-09 Pending — MiRealSource-MiMLS
• 2018-06-09 Pending — REALCOMP
• 2018-05-31 Price Changed $129,900 MiRealSource-MiMLS
• 2018-05-31 Price Changed $129,900 REALCOMP
• 2018-05-01 Listed $139,900 MiRealSource-MiMLS
• 2018-05-01 Listed $139,900 REALCOMP
• 2016-12-27 Sold (Public Records) $49,999 Public Records
• 2016-12-09 Listing Removed — REALCOMP
• 2016-12-08 Relisted — MiRealSource-MiMLS
• 2016-12-08 Relisted — REALCOMP
• 2016-12-08 Listing Removed — MiRealSource-MiMLS
• 2016-12-06 Pending — MiRealSource-MiMLS
• 2016-12-06 Pending — REALCOMP
• 2016-12-03 Price Changed $49,999 MiRealSource-MiMLS
• 2016-12-03 Price Changed $49,999 REALCOMP
• 2016-12-03 Relisted — MiRealSource-MiMLS
• 2016-12-03 Relisted — REALCOMP
• 2016-10-23 Pending — MiRealSource-MiMLS
• 2016-10-23 Pending — REALCOMP
• 2016-10-17 Price Changed $59,998 MiRealSource-MiMLS
• 2016-10-17 Price Changed $59,998 REALCOMP
• 2016-10-07 Price Changed $59,997 MiRealSource-MiMLS
• 2016-10-07 Price Changed $59,997 REALCOMP
• 2016-10-06 Price Changed $59,998 MiRealSource-MiMLS
• 2016-10-05 Price Changed $59,998 REALCOMP
• 2016-09-27 Price Changed $59,999 MiRealSource-MiMLS
• 2016-09-26 Price Changed $59,999 REALCOMP
• 2016-09-18 Price Changed $68,000 MiRealSource-MiMLS
• 2016-09-17 Price Changed $68,000 REALCOMP
• 2016-09-14 Price Changed $69,898 MiRealSource-MiMLS
• 2016-09-13 Price Changed $69,898 REALCOMP
• 2016-09-12 Relisted — REALCOMP
• 2016-09-12 Pending — REALCOMP
• 2016-09-09 Relisted — MiRealSource-MiMLS
• 2016-09-09 Relisted — REALCOMP
• 2016-09-07 Pending — MiRealSource-MiMLS
• 2016-09-07 Pending — REALCOMP
• 2016-09-06 Price Changed $69,899 MiRealSource-MiMLS
• 2016-09-06 Price Changed $69,899 REALCOMP
• 2016-08-31 Listed $69,900 MiRealSource-MiMLS
• 2016-08-31 Listed $69,900 REALCOMP
• 1996-10-15 Sold (Public Records) $66,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,696 · +4.3% YoY. Source: county tax records.