16641 Ryland · Redford, MI 48240

$180,000

3 bd · 1.5 ba · 1,478 sqft · SingleFamily public records · 19 Days on market

Built 1951 0.51 ac lot Est $248k · 28% under

---

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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity for easy one-level living w/ outdoor space you don't find every day! Welcome home to this 3-bedroom ranch in Redford, perfectly set on a spacious half-acre lot w/ a fenced backyard, mature trees, & room to spread out. The front covered porch leads you into the dining area open to the bright living room featuring large windows, hardwood floors, & a wood burning brick fireplace - an inviting centerpiece for cozy nights at home. The kitchen offers plenty of cabinet space and comes fully equipped with a gas range/oven & all appliances included! 3 bedrooms & a full bath with ceramic tile flooring complete the main level, while the 1-car attached garage adds everyday convenience. Outside, enjoy the privacy and potential of the expansive yard - ideal for entertaining, pets, gardening, or play - plus a shed for extra storage. The yard also grows hazelnuts, blackberries, pears, apples, walnuts, and grapes! Don't miss the chance to make this one yours! BATVAI

Key facts

• Covered porch
• One-level living
• Gas range oven

Tags

• ONE-LEVEL LIVING
• FENCED BACKYARD
• MATURE TREES
• COVERED PORCH
• WOOD BURNING BRICK FIREPLACE
• GAS RANGE OVEN

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum and vinyl siding exterior
• Construction: Shallow crawl space basement
• Exterior features: Covered porch; Patio; Back yard fencing; Shed(s)

Interior

• Kitchen: Free-standing gas range/oven; Dishwasher; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Living room wood-burning fireplace; Lighting
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $153k (14.8% below list).
• Recommended offer: $153k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,295 (14.8% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 0.85% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $248,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27030 W 6 Mile Rd	0.26mi	3/2.0	1,462 (-1%)	7mo	$245,000	$168	78
16706 N Stanmoor Dr	0.30mi	3/1.5	1,441 (-2%)	9mo	$290,000	$201	75
15827 Denby	0.48mi	3/1.0	1,472 (-0%)	4mo	$225,000	$153	72
16441 Kinloch	0.59mi	3/1.5	1,521 (+3%)	8mo	$194,000	$128	61
15705 Green Lane Ave	0.56mi	4/2.0 (+1)	1,500 (+2%)	8mo	$260,000	$173	58
28140 Terrence St	0.51mi	3/2.0	1,339 (-9%)	1mo	$360,000	$269	57
26610 W 6 Mile Rd	0.45mi	3/2.0	1,631 (+10%)	5mo	$173,500	$106	55
18001 Floral St	0.71mi	4/2.0 (+1)	1,573 (+6%)	6mo	$272,500	$173	44
15935 Foch St	0.46mi	3/3.5	1,310 (-11%)	10mo	$280,000	$214	43
15627 Delaware Ave	0.63mi	3/1.0	1,667 (+13%)	8mo	$176,999	$106	41
15493 Gaylord	0.71mi	3/1.5	1,674 (+13%)	9mo	$221,450	$132	37
15802 Woodworth St	0.75mi	4/1.0 (+1)	1,289 (-13%)	0mo	$161,500	$125	37

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-22,253
• Equity at exit: $26,839

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-10,652
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$944
• Tax from tax record: −$83 /mo · $990/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $110

Break-even live

Break-even rent $1,394

Max offer price $180,000

Occupancy floor 88%

Sensitivity live

Price	-10% $211	-5% $161	+0% $110	+5% $59	+10% $8
Rent	-10% $-12	-5% $49	+0% $110	+5% $170	+10% $231
Rate	-1.0pp $200	-0.5pp $155	base $110	+0.5pp $63	+1.0pp $15

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	0.92mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	1.01mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	1.18mi
28940 Lancaster St Livonia, MI	1.0–2.0	1.0	800	$1,365	$1.71	25d	5	1.22mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	1.41mi

Listing history 38 events

1. 2026-06-17
   status $180,000 Pending 19 DOM
2. 2026-06-17
   days on market $180,000 Active Under Contract 19 DOM
3. 2026-06-16
   days on market $180,000 Active Under Contract 18 DOM
4. 2026-06-15
   statusdays on market $180,000 Active Under Contract 17 DOM
5. 2026-06-13
   days on market $180,000 Active 15 DOM
6. 2026-06-13
   days on market $180,000 Active 14 DOM
7. 2026-06-09
   days on market $180,000 Active 11 DOM
8. 2026-06-08
   days on market $180,000 Active 10 DOM
9. 2026-06-07
   days on market $180,000 Active 9 DOM
10. 2026-06-04
    days on market $180,000 Active 6 DOM
11. 2026-06-03
    days on market $180,000 Active 5 DOM
12. 2026-06-02
    days on market $180,000 Active 4 DOM
13. 2026-06-01
    days on market $180,000 Active 3 DOM
14. 2026-05-31
    days on market $180,000 Active 2 DOM
15. 2026-05-15
    listed $190,000 Active

    Show marketing remark (1005 chars)

    A great opportunity for easy one-level living w/ outdoor space you don't find every day! Welcome home to this 3-bedroom ranch in Redford, perfectly set on a spacious half-acre lot w/ a fenced backyard, mature trees, & room to spread out. The front covered porch leads you into the dining area open to the bright living room featuring large windows, hardwood floors, & a wood burning brick fireplace - an inviting centerpiece for cozy nights at home. The kitchen offers plenty of cabinet space and comes fully equipped with a gas range/oven & all appliances included! 3 bedrooms & a full bath with ceramic tile flooring complete the main level, while the 1-car attached garage adds everyday convenience. Outside, enjoy the privacy and potential of the expansive yard - ideal for entertaining, pets, gardening, or play - plus a shed for extra storage. The yard also grows hazelnuts, blackberries, pears, apples, walnuts, and grapes! Don't miss the chance to make this one yours! BATVAI

16. 2026-05-15
    listed $190,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    A great opportunity for easy one-level living w/ outdoor space you don't find every day! Welcome home to this 3-bedroom ranch in Redford, perfectly set on a spacious half-acre lot w/ a fenced backyard, mature trees, & room to spread out. The front covered porch leads you into the dining area open to the bright living room featuring large windows, hardwood floors, & a wood burning brick fireplace - an inviting centerpiece for cozy nights at home. The kitchen offers plenty of cabinet space and comes fully equipped with a gas range/oven & all appliances included! 3 bedrooms & a full bath with ceramic tile flooring complete the main level, while the 1-car attached garage adds everyday convenience. Outside, enjoy the privacy and potential of the expansive yard - ideal for entertaining, pets, gardening, or play - plus a shed for extra storage. The yard also grows hazelnuts, blackberries, pears, apples, walnuts, and grapes! Don't miss the chance to make this one yours! BATVAI

17. 2026-03-31
    historical Accepting Backup Offers
18. 2026-03-31
    historical Active Under Contract
19. 2026-03-31
    historical
20. 2026-03-31
    historical
21. 2026-03-19
    listed $190,000 Active
22. 2026-03-19
    listed $190,000 Active
23. 2026-03-19
    historical
24. 2026-03-19
    historical
25. 2026-02-26
    listed $200,000 Active
26. 2026-02-26
    listed $200,000 Active
27. 2005-10-05
    soldstatus $138,000
28. 2005-08-12
    soldstatus $138,000
29. 2005-08-12
    soldstatus $138,000
30. 2005-08-12
    soldstatus $138,000
31. 2005-07-01
    historical
32. 2005-06-09
    listed $139,900
33. 2005-06-09
    historical
34. 2005-01-20
    listed $144,900
35. 2005-01-19
    historical
36. 2004-11-03
    listed $144,900
37. 2004-10-24
    listed $144,900
38. 2004-10-24
    listed $144,900

ⓘ 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: $990 · $83/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: +$891/yr (+$74/mo · 90.0%)

ⓘ 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: $18,395
• − Mortgage interest: −$10,083
• − Property taxes: −$990
• − Insurance: −$900
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,236
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,737/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 — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 36,976
• 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

+31.1% since first listed

24 events — show timeline

• 2026-05-15 Listed $190,000 MiRealSource-MiMLS
• 2026-05-15 Listed $190,000 REALCOMP
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-31 Contingent — REALCOMP
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-19 Listing Removed — REALCOMP
• 2026-03-19 Listing Removed — MiRealSource-MiMLS
• 2026-03-19 Listed $190,000 REALCOMP
• 2026-03-19 Listed $190,000 MiRealSource-MiMLS
• 2026-02-26 Listed $200,000 REALCOMP
• 2026-02-26 Listed $200,000 MiRealSource-MiMLS
• 2005-10-05 Sold (Public Records) $138,000 Public Records
• 2005-08-12 Sold (MLS) $138,000 REALCOMP
• 2005-08-12 Sold (MLS) $138,000 MiRealSource-MiMLS
• 2005-08-12 Sold (MLS) $138,000 REALCOMP
• 2005-07-01 Listing Removed — MiRealSource-MiMLS
• 2005-06-09 Listing Removed — REALCOMP
• 2005-06-09 Listed $139,900 REALCOMP
• 2005-01-20 Listed $144,900 REALCOMP
• 2005-01-19 Listing Removed — REALCOMP
• 2004-11-03 Listed $144,900 REALCOMP
• 2004-10-24 Listed $144,900 MiRealSource-MiMLS
• 2004-10-24 Listed $144,900 REALCOMP

Property tax history

-5.8%/yr

Latest (2025): $990 · -59.3% YoY. Source: county tax records.