7175 Ozga St · Romulus, MI 48174

$179,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily public records · 70 Days on market

Built 2003 8,712 sqft lot $125/sqft · 8% below area Est $194k · 8% under

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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 +14.3/30.0
• ARV discount +11.1/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

Key facts

• Oak cabinets
• Walk-in closet
• Cozy stove fireplace

Tags

• OPEN-CONCEPT LAYOUT
• VAULTED CEILINGS
• COZY STOVE FIREPLACE
• OAK CABINETS
• ISLAND BAR
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $160k (10.6% below list).
• Recommended offer: $160k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Romulus — 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 60/100 on livability (#593 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, crime F, amenities F.
• Romulus Community Schools (suburban): math 9% / reading 21% proficiency, ranked #498 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Romulus Middle School (math 8% / reading 15%, grade F, #469 of 493 statewide, top 95%, 461 students, 77% FRL).
• Market conditions: 218 active listings in the ZIP; 4 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; 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 70 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 23y 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 $32k; list at $179k implies a 459% gain — meaningful room to come down on a strong offer.

Recommended offer $160,012 (10.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $194,338
• List price: $179,000
• Delta: -7.89%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37217 Ecorse Rd	0.08mi	3/2.0	1,336 (-7%)	22mo	$207,500	$155	67
7980 Amber Dr	0.51mi	3/1.5	1,502 (+5%)	12mo	$290,000	$193	56

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-26,813
• Equity at exit: $26,689

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-20,470
• Equity at exit: $15,477

Cash invested: $50,120 (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 48174

• Active inventory: 218
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$217 /mo · $2,600/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $34

Break-even live

Break-even rent $1,557

Max offer price $179,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $85	+0% $34	+5% $-17	+10% $-67
Rent	-10% $-92	-5% $-29	+0% $34	+5% $97	+10% $161
Rate	-1.0pp $124	-0.5pp $80	base $34	+0.5pp $-12	+1.0pp $-59

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 Shawnee Dr Romulus, MI	2.0–3.0	1.0–2.0	1136	$1,399	$1.23	0d	1	0.77mi
5228 Fletcher St Wayne, MI	3.0	1.0	900	$1,750	$1.94	0d	1	1.45mi
5901 Washington St Romulus, MI	4.0	2.5	1584	$2,200	$1.39	45d	1	1.45mi
35390 Van Born Rd #103 Wayne, MI	2.0	1.0	925	$1,100	$1.19	45d	1	1.47mi

Listing history 35 events

1. 2026-05-11
   status Active 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

2. 2026-05-11
   status Active 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

3. 2026-05-04
   status Pending 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

4. 2026-05-04
   status Pending 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

5. 2026-03-26
   status Active 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

6. 2026-03-26
   status Active 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

7. 2026-03-22
   status Pending 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

8. 2026-03-22
   status Pending 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

9. 2026-03-08
   listed $179,000 Active 686-char remark

   Show marketing remark (686 chars)

   Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

10. 2026-03-08
    listed $179,000 Active 686-char remark

    Show marketing remark (686 chars)

    Spacious 3-bedroom, 2 full bath ranch with over 1,400 sq ft of living space, located on a quiet dead-end street with only one neighboring home. Features an open-concept layout with vaulted ceilings in the great room and a cozy stove fireplace. Kitchen includes oak cabinets and an island bar. The primary suite offers a walk-in closet and private bath with Jacuzzi tub and separate shower. Two additional large bedrooms provide plenty of space. Home also features a 2-car garage and backyard. Needs cosmetic updates but everything is functional, offering great potential. City of Romulus Certificate of Occupancy will be provided prior to closing. Great opportunity to make it your own!

11. 2019-10-15
    historical
12. 2019-05-29
    status Pending
13. 2019-05-29
    status Pending
14. 2019-05-28
    historical
15. 2019-05-17
    listed $139,900 Active
16. 2019-05-17
    listed $139,900 Active
17. 2012-11-05
    soldstatus $32,000
18. 2012-11-05
    soldstatus $32,000
19. 2012-09-10
    listed $39,900
20. 2012-09-10
    listed $39,900
21. 2004-08-02
    soldstatus $172,000
22. 2004-06-07
    soldstatus $172,000
23. 2004-06-07
    soldstatus $172,000
24. 2004-06-02
    historical
25. 2004-03-08
    listed $169,900
26. 2004-03-08
    listed $149,900
27. 2003-12-31
    historical
28. 2003-12-31
    listed $270,000
29. 2003-12-31
    historical
30. 2003-12-08
    historical
31. 2003-09-11
    listed $150,000
32. 2003-09-11
    historical
33. 2003-09-08
    listed $159,900
34. 2003-09-08
    listed $159,900
35. 2003-07-07
    listed $169,900

ⓘ 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: $2,600 · $217/mo
• Projected year-2 tax: $2,678 · $223/mo
• Expected delta: +$78/yr (+$7/mo · 3.0%)

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

Taxation est. · year 1

• Rental income: $19,201
• − Mortgage interest: −$10,027
• − Property taxes: −$2,600
• − Insurance: −$895
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,207
• Taxable loss: −$2,600
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $1,033/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: Romulus Community Schools
• NCES district ID: 2630120
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $44,165
• Composite: 13.17/100
• National rank: #9556
• State rank: #498 of 540 in MI

Livability — Romulus

• Score: 60/100
• State rank: #593
• US rank: #19387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romulus, MI
• County: Wayne County · 1,562,939 people
• City population: 32,211
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,211
• Household income: $67,056
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 755.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 52% Black 37% Two or more races 8% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -171.93%
• Current HPI: 207.8345
• 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

+5.4% since first listed

35 events — show timeline

• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Relisted — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-03-26 Relisted — MiRealSource-MiMLS
• 2026-03-26 Relisted — REALCOMP
• 2026-03-22 Pending — MiRealSource-MiMLS
• 2026-03-22 Pending — REALCOMP
• 2026-03-08 Listed $179,000 REALCOMP
• 2026-03-08 Listed $179,000 MiRealSource-MiMLS
• 2019-10-15 Listing Removed — REALCOMP
• 2019-05-29 Pending — MiRealSource-MiMLS
• 2019-05-29 Pending — REALCOMP
• 2019-05-28 Listing Removed — MiRealSource-MiMLS
• 2019-05-17 Listed $139,900 MiRealSource-MiMLS
• 2019-05-17 Listed $139,900 REALCOMP
• 2012-11-05 Sold (MLS) $32,000 REALCOMP
• 2012-11-05 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2012-09-10 Listed $39,900 REALCOMP
• 2012-09-10 Listed $39,900 MiRealSource-MiMLS
• 2004-08-02 Sold (Public Records) $172,000 Public Records
• 2004-06-07 Sold (MLS) $172,000 MiRealSource-MiMLS
• 2004-06-07 Sold (MLS) $172,000 REALCOMP
• 2004-06-02 Listing Removed — MiRealSource-MiMLS
• 2004-03-08 Listed $149,900 MiRealSource-MiMLS
• 2004-03-08 Listed $169,900 REALCOMP
• 2003-12-31 Listing Removed — REALCOMP
• 2003-12-31 Listed $270,000 REALCOMP
• 2003-12-31 Listing Removed — REALCOMP
• 2003-12-08 Listing Removed — MiRealSource-MiMLS
• 2003-09-11 Listing Removed — REALCOMP
• 2003-09-11 Listed $150,000 REALCOMP
• 2003-09-08 Listed $159,900 REALCOMP
• 2003-09-08 Listed $159,900 MiRealSource-MiMLS
• 2003-07-07 Listed $169,900 REALCOMP

Property tax history

-0.7%/yr

Latest (2025): $2,600 · -14.4% YoY. Source: county tax records.