18410 Inkster Rd · Livonia, MI 48240

$187,500

4 bd · 3.0 ba · 2,104 sqft · SingleFamily public records · 26 Days on market

Built 1978 0.59 ac lot Est $244k · 23% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * IT'S ALL ABOUT THE GARAGES! * * Investors, handymen, and project enthusiasts . .. this property is a must-see! Featuring not one, not two, but three garages, the backyard garages are set up as a mechanic's workshop. Inside, you'll find 4 bedrooms, 3 full bathrooms, and convenient first-floor laundry. With a little creativity, this spacious home can become your perfect residence and offer plenty of room for a side business. Enjoy fantastic backyard views overlooking a scenic ravine and river - the ideal setting for work and relaxation alike! All measurements and room sizes are estimate or from public records, BATVAI

Key facts

• Three garages
• Mechanic workshop
• Scenic ravine

Tags

• THREE GARAGES
• MECHANIC WORKSHOP
• BACKYARD VIEWS
• SCENIC RAVINE
• SCENIC RIVER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $185k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 86 active listings in the ZIP; 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 $6k 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 26 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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.

Recommended offer $184,687 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.09% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $244,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18410 Inkster Rd	0.00mi	4/3.0	2,104 (0%)	0mo	$187,500	$89	100
27681 Bennett St	0.36mi	3/2.0 (-1)	2,052 (-2%)	1mo	$260,000	$127	69
18527 Gaylord	0.41mi	3/2.0 (-1)	2,054 (-2%)	3mo	$237,900	$116	65
27427 Vargo St	0.50mi	3/2.0 (-1)	2,076 (-1%)	1mo	$280,000	$135	64
18626 Inkster Rd	0.17mi	4/3.0	1,791 (-15%)	5mo	$235,900	$132	64
17612 Denby St	0.39mi	3/1.0 (-1)	2,048 (-3%)	6mo	$194,900	$95	60
26802 Vassar Ave	0.74mi	4/1.5	1,965 (-7%)	3mo	$295,000	$150	46
19151 Negaunee	0.46mi	3/2.0 (-1)	1,800 (-14%)	2mo	$205,000	$114	43
19169 Inkster Rd	0.46mi	3/1.5 (-1)	1,788 (-15%)	2mo	$206,000	$115	41
17524 Lathers St	0.60mi	3/1.5 (-1)	1,874 (-11%)	6mo	$244,750	$131	38
17285 Gaylord	0.59mi	3/1.0 (-1)	1,814 (-14%)	2mo	$190,000	$105	34
19134 Macarthur St	0.75mi	3/1.0 (-1)	1,924 (-9%)	6mo	$130,000	$68	33

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,371
• Equity at exit: $27,957

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $33,887
• Equity at exit: $16,212

Cash invested: $52,500 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $440

Break-even live

Break-even rent $1,488

Max offer price $187,500

Occupancy floor 73%

Sensitivity live

Price	-10% $547	-5% $494	+0% $440	+5% $387	+10% $334
Rent	-10% $279	-5% $360	+0% $440	+5% $521	+10% $602
Rate	-1.0pp $535	-0.5pp $488	base $440	+0.5pp $392	+1.0pp $342

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-20
   status Pending 631-char remark

   Show marketing remark (631 chars)

   * * IT'S ALL ABOUT THE GARAGES! * * Investors, handymen, and project enthusiasts . .. this property is a must-see! Featuring not one, not two, but three garages, the backyard garages are set up as a mechanic's workshop. Inside, you'll find 4 bedrooms, 3 full bathrooms, and convenient first-floor laundry. With a little creativity, this spacious home can become your perfect residence and offer plenty of room for a side business. Enjoy fantastic backyard views overlooking a scenic ravine and river - the ideal setting for work and relaxation alike! All measurements and room sizes are estimate or from public records, BATVAI

2. 2026-04-20
   status Pending

   Show marketing remark (631 chars)

   * * IT'S ALL ABOUT THE GARAGES! * * Investors, handymen, and project enthusiasts . .. this property is a must-see! Featuring not one, not two, but three garages, the backyard garages are set up as a mechanic's workshop. Inside, you'll find 4 bedrooms, 3 full bathrooms, and convenient first-floor laundry. With a little creativity, this spacious home can become your perfect residence and offer plenty of room for a side business. Enjoy fantastic backyard views overlooking a scenic ravine and river - the ideal setting for work and relaxation alike! All measurements and room sizes are estimate or from public records, BATVAI

3. 2026-03-25
   listed $187,500 Active 631-char remark

   Show marketing remark (631 chars)

   * * IT'S ALL ABOUT THE GARAGES! * * Investors, handymen, and project enthusiasts . .. this property is a must-see! Featuring not one, not two, but three garages, the backyard garages are set up as a mechanic's workshop. Inside, you'll find 4 bedrooms, 3 full bathrooms, and convenient first-floor laundry. With a little creativity, this spacious home can become your perfect residence and offer plenty of room for a side business. Enjoy fantastic backyard views overlooking a scenic ravine and river - the ideal setting for work and relaxation alike! All measurements and room sizes are estimate or from public records, BATVAI

4. 2026-03-25
   listed $187,500 Active

   Show marketing remark (631 chars)

   * * IT'S ALL ABOUT THE GARAGES! * * Investors, handymen, and project enthusiasts . .. this property is a must-see! Featuring not one, not two, but three garages, the backyard garages are set up as a mechanic's workshop. Inside, you'll find 4 bedrooms, 3 full bathrooms, and convenient first-floor laundry. With a little creativity, this spacious home can become your perfect residence and offer plenty of room for a side business. Enjoy fantastic backyard views overlooking a scenic ravine and river - the ideal setting for work and relaxation alike! All measurements and room sizes are estimate or from public records, BATVAI

5. 1998-06-24
   soldstatus $179,900
6. 1998-04-27
   listed $179,900
7. 1998-04-27
   historical
8. 1998-03-21
   listed $185,000

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$757/yr (+$63/mo · 55.1%)

ⓘ 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 2/10 Low 6 d/yr ≥98°F today · 13 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: $24,553
• − Mortgage interest: −$10,503
• − Property taxes: −$1,374
• − Insurance: −$938
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,455
• Taxable income: $2,355
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,721/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

• City population: 56,806
• 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

+1.4% since first listed

8 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-03-25 Listed $187,500 REALCOMP
• 2026-03-25 Listed $187,500 MiRealSource-MiMLS
• 1998-06-24 Sold (MLS) $179,900 REALCOMP
• 1998-04-27 Listing Removed — REALCOMP
• 1998-04-27 Listed $179,900 REALCOMP
• 1998-03-21 Listed $185,000 REALCOMP

Property tax history

-5.1%/yr

Latest (2025): $1,374 · -58.4% YoY. Source: county tax records.