1909 S Christine · Westland, MI 48186

$89,000

2 bd · 1.0 ba · 608 sqft · SingleFamily public records · 190 Days on market

Built 1943 5,663 sqft lot Est $80k · 12% over

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Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home close to shopping and expressways

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% 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+.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.3%/yr); 146 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $615 of loan paydown is wiped out by about $3k 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 + 3.3% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $23k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $89k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $79,648
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 S Christine	0.00mi	2/1.0	608 (0%)	1mo	$81,000	$133	99
2165 Ackley Ave	0.25mi	2/1.0	656 (+8%)	1mo	$75,000	$114	75
2047 Stieber St	0.17mi	2/1.0	656 (+8%)	17mo	$83,200	$127	65
2051 Stieber St	0.17mi	2/1.0	656 (+8%)	17mo	$83,200	$127	64
2574 Steiber St	0.36mi	2/1.0	656 (+8%)	14mo	$92,000	$140	59
2632 Stieber St	0.38mi	2/1.0	656 (+8%)	16mo	$85,700	$131	55

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $68
• Equity at exit: $13,270

10-year hold

• IRR: 10.0%
• Equity multiple: 1.79×
• Total profit: $19,572
• Equity at exit: $7,695

Cash invested: $24,920 (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 48186

• Rents YoY: 3.3%
• Active inventory: 146
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$467
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $223

Break-even live

Break-even rent $760

Max offer price $89,000

Occupancy floor 74%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	43d	1	0.43mi
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,178	$1.79	20d	1	0.47mi
1947 Cottrill Ln Westland, MI	1.0–2.0	1.0	750	$1,220	$1.63	43d	1	0.80mi
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	24d	1	1.03mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	24d	1	1.05mi
35700 E Michigan Ave Wayne, MI	2.0	1.0	701	$1,060	$1.51	4d	6	1.09mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	43d	1	1.10mi
35505 E Michigan Ave Unit 6 Wayne, MI	1.0	1.0	620	$675	$1.09	43d	1	1.10mi
35440 Brush St Unit 7 Wayne, MI	1.0	1.0	700	$725	$1.04	24d	1	1.12mi
35641 Brush St Unit 35657-6 Wayne, MI	1.0	1.0	700	$750	$1.07	43d	1	1.18mi
37140 Orchard Cir Westland, MI	1.0–2.0	1.0–1.5	870	$1,299	$1.49	1d	5	1.19mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	2d	5	1.49mi

Listing history 38 events

1. 2026-03-27
   historical $875
2. 2026-03-26
   status Pending 52-char remark

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

3. 2026-03-26
   status Pending

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

4. 2026-03-18
   price $89,000 52-char remark

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

5. 2026-03-18
   price $89,000

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

6. 2025-12-03
   price $95,000 52-char remark

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

7. 2025-12-03
   price $95,000

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

8. 2025-10-30
   price $875
9. 2025-10-16
   price $99,900 52-char remark

   Show marketing remark (52 chars)

   Great starter home close to shopping and expressways

10. 2025-10-16
    price $99,900

    Show marketing remark (52 chars)

    Great starter home close to shopping and expressways

11. 2025-10-09
    price $950
12. 2025-10-08
    price $105,000 52-char remark

    Show marketing remark (52 chars)

    Great starter home close to shopping and expressways

13. 2025-10-08
    price $105,000

    Show marketing remark (52 chars)

    Great starter home close to shopping and expressways

14. 2025-09-17
    listed $112,000 Active

    Show marketing remark (52 chars)

    Great starter home close to shopping and expressways

15. 2025-09-17
    listed $112,000 Active 52-char remark

    Show marketing remark (52 chars)

    Great starter home close to shopping and expressways

16. 2025-09-05
    price $1,000
17. 2025-08-21
    price $1,075
18. 2025-07-03
    listed $1,150
19. 2013-04-19
    soldstatus $22,500 355-char remark

    Show marketing remark (355 chars)

    This property is approved for Homepath Renovation Financing. Purchase this property for as little as 3% down, no PMI. This house is larger than it looks. Two bedrooms, updated kitchen and bath, laundry rm addition, Cent air, fenced yard, two car detached garage. Less than a block to Palmer Rd for shopping and entertainment. 150.00 re-key fee at closing.

20. 2013-04-19
    soldstatus $22,500

    Show marketing remark (355 chars)

    This property is approved for Homepath Renovation Financing. Purchase this property for as little as 3% down, no PMI. This house is larger than it looks. Two bedrooms, updated kitchen and bath, laundry rm addition, Cent air, fenced yard, two car detached garage. Less than a block to Palmer Rd for shopping and entertainment. 150.00 re-key fee at closing.

21. 2013-04-02
    historical 355-char remark

    Show marketing remark (355 chars)

    This property is approved for Homepath Renovation Financing. Purchase this property for as little as 3% down, no PMI. This house is larger than it looks. Two bedrooms, updated kitchen and bath, laundry rm addition, Cent air, fenced yard, two car detached garage. Less than a block to Palmer Rd for shopping and entertainment. 150.00 re-key fee at closing.

22. 2013-04-02
    historical

    Show marketing remark (355 chars)

    This property is approved for Homepath Renovation Financing. Purchase this property for as little as 3% down, no PMI. This house is larger than it looks. Two bedrooms, updated kitchen and bath, laundry rm addition, Cent air, fenced yard, two car detached garage. Less than a block to Palmer Rd for shopping and entertainment. 150.00 re-key fee at closing.

23. 2013-03-08
    listed $23,000 355-char remark

    Show marketing remark (355 chars)

    This property is approved for Homepath Renovation Financing. Purchase this property for as little as 3% down, no PMI. This house is larger than it looks. Two bedrooms, updated kitchen and bath, laundry rm addition, Cent air, fenced yard, two car detached garage. Less than a block to Palmer Rd for shopping and entertainment. 150.00 re-key fee at closing.

24. 2013-03-08
    listed $23,000

    Show marketing remark (355 chars)

    This property is approved for Homepath Renovation Financing. Purchase this property for as little as 3% down, no PMI. This house is larger than it looks. Two bedrooms, updated kitchen and bath, laundry rm addition, Cent air, fenced yard, two car detached garage. Less than a block to Palmer Rd for shopping and entertainment. 150.00 re-key fee at closing.

25. 2005-02-21
    historical
26. 2004-11-23
    listed $94,900
27. 2004-11-22
    historical
28. 2004-10-17
    listed $97,900
29. 2004-10-10
    historical
30. 2004-09-29
    listed $99,900
31. 2004-09-28
    historical
32. 2004-09-01
    listed $102,900
33. 2002-02-19
    soldstatus $93,000
34. 2002-02-19
    soldstatus $93,000
35. 2001-11-27
    historical
36. 2001-10-15
    listed $110,000
37. 2001-10-15
    listed $110,000
38. 1996-05-29
    soldstatus $51,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,266 · $106/mo
• Expected delta: +$104/yr (+$9/mo · 9.0%)

ⓘ 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,508
• − Mortgage interest: −$4,985
• − Property taxes: −$1,162
• − Insurance: −$445
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,589
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,355/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 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

• Census place: Westland, MI
• County: Wayne County · 1,562,939 people
• City population: 83,633
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+74.5% since first listed

38 events — show timeline

• 2026-03-27 Rental Removed $875 APPFOLIO
• 2026-03-26 Pending — MiRealSource-MiMLS
• 2026-03-26 Pending — REALCOMP
• 2026-03-18 Price Changed $89,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $89,000 REALCOMP
• 2025-12-03 Price Changed $95,000 MiRealSource-MiMLS
• 2025-12-03 Price Changed $95,000 REALCOMP
• 2025-10-30 Price Changed $875 APPFOLIO
• 2025-10-16 Price Changed $99,900 MiRealSource-MiMLS
• 2025-10-16 Price Changed $99,900 REALCOMP
• 2025-10-09 Price Changed $950 APPFOLIO
• 2025-10-08 Price Changed $105,000 MiRealSource-MiMLS
• 2025-10-08 Price Changed $105,000 REALCOMP
• 2025-09-17 Listed $112,000 REALCOMP
• 2025-09-17 Listed $112,000 MiRealSource-MiMLS
• 2025-09-05 Price Changed $1,000 APPFOLIO
• 2025-08-21 Price Changed $1,075 APPFOLIO
• 2025-07-03 Listed for Rent $1,150 APPFOLIO
• 2013-04-19 Sold (MLS) $22,500 MiRealSource-MiMLS
• 2013-04-19 Sold (MLS) $22,500 REALCOMP
• 2013-04-02 Listing Removed — MiRealSource-MiMLS
• 2013-04-02 Listing Removed — REALCOMP
• 2013-03-08 Listed $23,000 MiRealSource-MiMLS
• 2013-03-08 Listed $23,000 REALCOMP
• 2005-02-21 Listing Removed — REALCOMP
• 2004-11-23 Listed $94,900 REALCOMP
• 2004-11-22 Listing Removed — REALCOMP
• 2004-10-17 Listed $97,900 REALCOMP
• 2004-10-10 Listing Removed — REALCOMP
• 2004-09-29 Listed $99,900 REALCOMP
• 2004-09-28 Listing Removed — REALCOMP
• 2004-09-01 Listed $102,900 REALCOMP
• 2002-02-19 Sold (MLS) $93,000 REALCOMP
• 2002-02-19 Sold (MLS) $93,000 MiRealSource-MiMLS
• 2001-11-27 Listing Removed — MiRealSource-MiMLS
• 2001-10-15 Listed $110,000 REALCOMP
• 2001-10-15 Listed $110,000 MiRealSource-MiMLS
• 1996-05-29 Sold (Public Records) $51,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,162 · -20.0% YoY. Source: county tax records.