44226 Harsdale Dr · Westland, MI 48187

$400,000

4 bd · 1.5 ba · 2,043 sqft · SingleFamily public records · 31 Days on market

Built 1978 7,841 sqft lot Est $413k · at est. $12/mo HOA

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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 +13.9/30.0
• ARV discount +8.9/15.0
• Schools +5.6/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with an annual fee of $140 (about $11.67/month)

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Asphalt roof
• Exterior features: Covered porch; Patio/porch; Fenced backyard

Interior

• Kitchen: Gas range/oven; Free-standing refrigerator; Dishwasher; Disposal; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace in the living room; Unfinished basement; 9 total rooms
• Laundry & utility: Laundry room; Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $47 ($568/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 $311k (22.2% below list).
• Recommended offer: $311k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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+.
• Plymouth-Canton Community Schools (suburban): math 58% / reading 66% proficiency, ranked #27 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Hoben Elementary School (math 47% / reading 57%, grade C-, #328 of 1,397 statewide, top 26%, 464 students, 29% FRL); Discovery Middle School (math 39% / reading 55%, grade D+, #143 of 493 statewide, top 30%, 714 students, 35% FRL) — zoned schools average 32% FRL vs 14% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 62% district-wide (-12 pts) — the specific schools serving this property underperform the Plymouth-Canton Community Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 187 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($120k/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 $3k of loan paydown is wiped out by about $12k 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 31 days — a 3% lower offer ($388k) 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.

Recommended offer $311,385 (22.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $412,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44226 Harsdale Dr	0.00mi	4/2.5	2,043 (0%)	1mo	$412,000	$202	95
43935 Harsdale Dr	0.16mi	4/2.5	2,152 (+5%)	2mo	$435,000	$202	78
44737 Fair Oaks Dr	0.30mi	4/2.5	1,914 (-6%)	8mo	$440,000	$230	65
407 Fairfield Ct	0.42mi	3/3.0 (-1)	2,115 (+4%)	1mo	$475,000	$225	63
1607 Brookline St	0.55mi	3/2.0 (-1)	2,131 (+4%)	0mo	$406,000	$191	60
43935 Marne Ct	0.72mi	3/1.5 (-1)	2,061 (+1%)	2mo	$365,000	$177	58
802 Cherry Stone Dr	0.70mi	4/2.5	1,933 (-5%)	2mo	$470,000	$243	52
44528 Whitman Ave	0.68mi	3/2.0 (-1)	2,138 (+5%)	2mo	$320,000	$150	52
446 Cherry Stone Dr	0.53mi	4/2.5	2,311 (+13%)	1mo	$496,000	$215	49
1494 Ranier Blvd	0.73mi	3/1.5 (-1)	2,169 (+6%)	8mo	$365,000	$168	44
1625 Longfellow Dr	0.62mi	3/2.5 (-1)	2,213 (+8%)	8mo	$312,000	$141	42
1710 Longfellow Dr	0.67mi	3/2.5 (-1)	2,213 (+8%)	7mo	$330,000	$149	40

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-66,359
• Equity at exit: $59,641

10-year hold

• IRR: -11.4%
• Equity multiple: 0.36×
• Total profit: $-72,084
• Equity at exit: $34,585

Cash invested: $112,000 (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 48187

• Rents YoY: 1.6%
• Active inventory: 187
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,114 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$167
• HOA: −$12
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $47

Break-even live

Break-even rent $3,054

Max offer price $400,000

Occupancy floor 93%

Sensitivity live

Price	-10% $274	-5% $161	+0% $47	+5% $-66	+10% $-179
Rent	-10% $-199	-5% $-76	+0% $47	+5% $170	+10% $293
Rate	-1.0pp $249	-0.5pp $149	base $47	+0.5pp $-56	+1.0pp $-162

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44741 Cherry Hill Rd Canton, MI	4.0	2.5	2518	$3,500	$1.39	0d	1	0.29mi
912 Petersburg Dr Canton, MI	5.0	3.0	2934	$3,800	$1.30	26d	1	0.61mi
912 Petersburg Dr Canton, MI	5.0	3.0	2934	$3,800	$1.30	45d	1	0.61mi
45293 Horseshoe Cir Canton, MI	3.0	2.5	1930	$2,400	$1.24	45d	1	0.70mi
5739 Willow Creek Dr Canton, MI	3.0	2.0	2600	$2,600	$1.00	18d	1	1.14mi
1725 Heron Cir Canton, MI	3.0	3.5	2788	$2,800	$1.00	45d	1	1.43mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 7 events

1. 2026-05-18
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

2. 2026-05-18
   status Pending

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

3. 2026-04-25
   historical Accepting Backup Offers 937-char remark

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

4. 2026-04-25
   historical Active Under Contract

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

5. 2026-04-18
   listed $400,000 Active 937-char remark

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

6. 2026-04-18
   listed $400,000 Active

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

7. 2026-04-16
   historical $400,000 937-char remark

   Show marketing remark (937 chars)

   Welcome home to this spacious 4-bedroom, 2.5-bath gem in one of Canton's most sought-after neighborhoods. Enjoy beautifully updated granite counters in the kitchen, along with both a formal dining room and a casual eat-in area. Hardwood floors run throughout the main living spaces and upstairs rooms, complemented by a bright living room and cozy family room. The master suite offers comfort and privacy upstairs, while the large basement is ready for your personal touch and future finishing. Outside, a fenced backyard provides plenty of space for play and relaxation. Additional highlights include an attached garage, newer roof and mechanicals for peace of mind, and four generously sized bedrooms. Located minutes from shopping, multiple parks, and within the highly rated Plymouth-Canton School District, this is the perfect home for anyone looking for comfort, convenience, and community. Don't miss this exceptional opportunity!

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $3,898 · $325/mo
• Expected delta: +$2,262/yr (+$189/mo · 138.3%)

ⓘ 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 ≥97°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: $37,366
• − Mortgage interest: −$22,406
• − Property taxes: −$1,636
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − HOA: −$144
• − Depreciation: −$11,636
• Taxable loss: −$6,435
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $2,112/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: Plymouth-Canton Community Schools
• NCES district ID: 2628560
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $82,996
• Composite: 55.86/100
• National rank: #1204
• State rank: #27 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

• County: Wayne County · 1,562,939 people
• City population: 83,633
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 53,376
• Household income: $120,321
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1006.0

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 White (65%)
• Race & ethnicity: White 65% Asian 17% Black 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 11% Italian 3% Slovak 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Indo-European 9% Other Asian/Pacific 3% Arabic 3%

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: ▼ -299.97%
• Current HPI: 198.75
• Rent YoY: ▲ 1.58%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-04-25 Contingent — MiRealSource-MiMLS
• 2026-04-25 Contingent — REALCOMP
• 2026-04-18 Listed $400,000 MiRealSource-MiMLS
• 2026-04-18 Listed $400,000 REALCOMP
• 2026-04-16 Coming Soon $400,000 MiRealSource-MiMLS

Property tax history

-4.4%/yr

Latest (2025): $1,636 · -56.2% YoY. Source: county tax records.