18318 Deering St · Livonia, MI 48152

$119,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 3 Days on market

Built 1923 0.39 ac lot $139/sqft · 32% below area Est $183k · 35% under ↓ 20% since listing

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS IS SALE * * CORNER LOT! , FIX AND LIVE, FIX AND FLIP OR TEAR AND BUILD. HOME SITS ON . 39 ACRES!. COME CHECK THIS 2 BEDROOM 1 BATH LOCATED IN ONE OF THE MOST SOUGHT OUT AREAS OF LIVONIA. GORGEOUS SPACIOUS BACK YARD FOR COUNTRY LIVING IN THE CITY. ENDLESS OPPORTUNITIES. DO NOT MISS OUT ON THIS!.

Key facts

• Spacious back yard
• 39 acres
• Corner lot

Tags

• CORNER LOT
• SPACIOUS BACK YARD
• 39 ACRES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; 900 above-grade finished square feet
• Exterior features: Paved road access; Lot dimensions approximately 120 x 140 (0.39 acre); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; No cooling
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.4% 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.
• Clarenceville School District (urban): math 18% / reading 33% proficiency, ranked #421 of 540 in MI (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1923 — 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: 1.34% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $183,090
• List price: $119,900
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18292 Deering St	0.03mi	2/1.0	900 (+4%)	4mo	$163,000	$181	89
18531 Pershing St	0.19mi	3/1.0 (+1)	880 (+2%)	10mo	$230,000	$261	75
19134 Angling St	0.41mi	3/1.0 (+1)	873 (+1%)	1mo	$165,000	$189	74
28642 7 Mile Rd	0.55mi	2/1.0	903 (+4%)	2mo	$145,000	$161	65
19135 Weyher St	0.61mi	2/1.0	880 (+2%)	5mo	$194,000	$220	64
19349 Negaunee	0.67mi	2/1.0	872 (+1%)	10mo	$127,000	$146	59
19391 Inkster Rd	0.62mi	3/1.0 (+1)	849 (-2%)	11mo	$180,000	$212	54
18646 Gaylord	0.70mi	3/1.0 (+1)	840 (-3%)	10mo	$150,000	$179	49
18705 Delaware Ave	0.74mi	2/1.0	773 (-10%)	0mo	$140,000	$181	48
19444 Inkster Rd	0.69mi	3/1.0 (+1)	936 (+8%)	10mo	$120,000	$128	40
17694 Fox	0.65mi	3/1.0 (+1)	970 (+12%)	7mo	$179,500	$185	38
18400 Delaware Ave	0.74mi	3/1.0 (+1)	981 (+14%)	6mo	$175,000	$178	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: 5.0%
• Equity multiple: 1.19×
• Total profit: $6,493
• Equity at exit: $17,877

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $39,160
• Equity at exit: $10,367

Cash invested: $33,572 (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 48152

• Active inventory: 117
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$629
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $406

Break-even live

Break-even rent $1,094

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $474	-5% $440	+0% $406	+5% $372	+10% $338
Rent	-10% $279	-5% $343	+0% $406	+5% $470	+10% $533
Rate	-1.0pp $467	-0.5pp $437	base $406	+0.5pp $375	+1.0pp $344

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	0.14mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	0.60mi
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	0d	5	0.73mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	0.78mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	1.05mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	25d	1	1.32mi
18547 Hillcrest St Livonia, MI	3.0	1.0	1107	$1,900	$1.72	25d	1	1.32mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	1.37mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	44d	1	1.41mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	15d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   remarks 340-char remark
2. 2026-06-18
   days on market $119,900 Active 3 DOM
3. 2026-06-17
   days on market $119,900 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $119,900 Active 1 DOM

   Show marketing remark (300 chars)

   AS IS SALE * * CORNER LOT! , FIX AND LIVE, FIX AND FLIP OR TEAR AND BUILD. HOME SITS ON . 39 ACRES!. COME CHECK THIS 2 BEDROOM 1 BATH LOCATED IN ONE OF THE MOST SOUGHT OUT AREAS OF LIVONIA. GORGEOUS SPACIOUS BACK YARD FOR COUNTRY LIVING IN THE CITY. ENDLESS OPPORTUNITIES. DO NOT MISS OUT ON THIS!.

5. 2026-06-15
   days on market $139,000 Active 27 DOM

   Show marketing remark (300 chars)

   AS IS SALE * * CORNER LOT! , FIX AND LIVE, FIX AND FLIP OR TEAR AND BUILD. HOME SITS ON . 39 ACRES!. COME CHECK THIS 2 BEDROOM 1 BATH LOCATED IN ONE OF THE MOST SOUGHT OUT AREAS OF LIVONIA. GORGEOUS SPACIOUS BACK YARD FOR COUNTRY LIVING IN THE CITY. ENDLESS OPPORTUNITIES. DO NOT MISS OUT ON THIS!.

6. 2026-06-13
   days on market $139,000 Active 25 DOM
7. 2026-06-13
   days on market $139,000 Active 24 DOM
8. 2026-06-09
   days on market $139,000 Active 21 DOM
9. 2026-06-08
   days on market $139,000 Active 20 DOM
10. 2026-06-07
    days on market $139,000 Active 19 DOM
11. 2026-06-04
    days on market $139,000 Active 16 DOM
12. 2026-06-03
    days on market $139,000 Active 15 DOM
13. 2026-06-02
    days on market $139,000 Active 14 DOM
14. 2026-06-01
    days on market $139,000 Active 13 DOM
15. 2026-05-31
    days on market $139,000 Active 12 DOM
16. 2026-05-12
    status Active 283-char remark
17. 2026-05-11
    historical 283-char remark
18. 2026-05-01
    listed $149,900 Active 283-char remark
19. 2026-05-01
    listed $149,900 Active 283-char remark
20. 2026-04-17
    status Pending
21. 2026-04-17
    status Pending
22. 2026-04-17
    historical
23. 2026-04-13
    listed $149,000 Active
24. 2026-04-13
    listed $149,000 Active
25. 2026-04-10
    historical

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,224 · $185/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 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: $19,296
• − Mortgage interest: −$6,716
• − Property taxes: −$2,224
• − Insurance: −$600
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,488
• Taxable income: $3,181
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $4,112/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: Clarenceville School District
• NCES district ID: 2609840
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $42,069
• Composite: 21.65/100
• National rank: #8282
• State rank: #421 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): 30,119
• Household income: $88,288
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 475.0

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 (78%)
• Race & ethnicity: White 78% Asian 8% Black 6% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 84% English-only · Other Indo-European 5% Arabic 3% Spanish 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: ▼ -260.38%
• Current HPI: 178.5761
• 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

-19.5% since first listed

16 events — show timeline

• 2026-06-15 Listed $119,900 REALCOMP
• 2026-06-15 Listing Removed — MiRealSource-MiMLS
• 2026-06-15 Listed $119,900 MiRealSource-MiMLS
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Listed $139,000 MiRealSource-MiMLS
• 2026-05-19 Listed $139,000 REALCOMP
• 2026-05-12 Relisted — REALCOMP
• 2026-05-11 Listing Removed — REALCOMP
• 2026-05-01 Listed $149,900 REALCOMP
• 2026-05-01 Listed $149,900 MiRealSource-MiMLS
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-04-13 Listed $149,000 MiRealSource-MiMLS
• 2026-04-13 Listed $149,000 REALCOMP
• 2026-04-10 Coming Soon — MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $2,224 · +54.3% YoY. Source: county tax records.