34460 Van Born Rd · Wayne, MI 48184

$170,000

4 bd · 2.5 ba · 1,597 sqft · SingleFamily public records · 19 Days on market

Built 2002 7,405 sqft lot Est $184k · 7% under ↓ 13% since listing

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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 +18.8/30.0
• ARV discount +10.8/15.0
• 1% rule +6.3/10.0
• DSCR +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

Key facts

• Open-concept kitchen
• Large backyard
• Huge living room

Tags

• HUGE LIVING ROOM
• OPEN-CONCEPT KITCHEN
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.5% in Wayne — 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 72/100 on livability (#252 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment 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: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ($167k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $80k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $183,655
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34909 John St	0.31mi	4/2.0	1,600 (+0%)	4mo	$130,000	$81	80
6015 Edmund St	0.20mi	4/2.5	1,698 (+6%)	2mo	$283,000	$167	78
34294 Glover St	0.14mi	3/1.0 (-1)	1,522 (-5%)	0mo	$155,000	$102	74
34590 Stellwagen St	0.25mi	3/2.5 (-1)	1,496 (-6%)	1mo	$219,000	$146	72
33988 Currier St	0.28mi	3/1.0 (-1)	1,533 (-4%)	0mo	$155,000	$101	69
34270 Richard St	0.35mi	3/1.0 (-1)	1,650 (+3%)	5mo	$173,800	$105	63
34810 Richard St	0.36mi	3/1.0 (-1)	1,502 (-6%)	0mo	$140,000	$93	62
5324 Newberry St	0.50mi	3/2.0 (-1)	1,634 (+2%)	6mo	$230,000	$141	61
4462 1st St	0.56mi	3/2.0 (-1)	1,697 (+6%)	7mo	$195,000	$115	50
4185 Edmund St	0.67mi	3/2.0 (-1)	1,487 (-7%)	4mo	$195,000	$131	47
4337 EDMUND Edmund St	0.62mi	3/1.0 (-1)	1,697 (+6%)	6mo	$165,000	$97	44
4484 Carnegie St	0.56mi	4/1.0	1,824 (+14%)	6mo	$215,000	$118	39

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-16,520
• Equity at exit: $25,348

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $193
• Equity at exit: $14,698

Cash invested: $47,600 (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 48184

• Active inventory: 56
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$387 /mo · $4,642/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $171

Break-even live

Break-even rent $1,708

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5901 Washington St Romulus, MI	4.0	2.5	1584	$2,200	$1.39	43d	1	0.34mi
4332 Biddle St Wayne, MI	3.0	2.0	1176	$1,525	$1.30	43d	1	0.70mi

Listing history 25 events

1. 2026-02-18
   status Pending 894-char remark

   Show marketing remark (894 chars)

   This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

2. 2026-02-18
   status Pending

   Show marketing remark (894 chars)

   This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

3. 2026-02-16
   price $170,000 894-char remark

   Show marketing remark (894 chars)

   This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

4. 2026-02-16
   price $170,000

   Show marketing remark (894 chars)

   This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

5. 2026-01-30
   listed $249,999 Active 894-char remark

   Show marketing remark (894 chars)

   This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

6. 2026-01-30
   listed $249,999 Active

   Show marketing remark (894 chars)

   This beautifully designed 4-bedroom, 2-bathroom home offers generous space and a welcoming layout ideal for comfortable living. At the heart of the home is a huge living room filled with natural light, creating a warm and inviting atmosphere perfect for relaxing or hosting guests. The open-concept kitchen seamlessly connects to the living area, featuring ample counter space and room for cooking, dining, and gathering all in one place. Each of the four bedrooms is well-sized, providing flexibility for family, guests, or a home office. The two full bathrooms are thoughtfully designed for convenience and comfort. Step outside to enjoy a large backyard with plenty of space for outdoor entertaining, gardening, play, or future customization. This home combines open living, functional design, and abundant indoor and outdoor space, making it an excellent choice for a variety of lifestyles.

7. 2013-05-20
   soldstatus $45,000
8. 2013-03-21
   soldstatus $45,000 116-char remark

   Show marketing remark (116 chars)

   "AS IS" Buyer is responsible for paying for city inspection and getting Temp C of O. "Cash Only"

9. 2013-03-21
   soldstatus $45,000

   Show marketing remark (116 chars)

   "AS IS" Buyer is responsible for paying for city inspection and getting Temp C of O. "Cash Only"

10. 2013-03-04
    listed $35,000 116-char remark

    Show marketing remark (116 chars)

    "AS IS" Buyer is responsible for paying for city inspection and getting Temp C of O. "Cash Only"

11. 2013-03-04
    listed $35,000

    Show marketing remark (116 chars)

    "AS IS" Buyer is responsible for paying for city inspection and getting Temp C of O. "Cash Only"

12. 2013-03-04
    historical

    Show marketing remark (116 chars)

    "AS IS" Buyer is responsible for paying for city inspection and getting Temp C of O. "Cash Only"

13. 2013-03-04
    historical

    Show marketing remark (116 chars)

    "AS IS" Buyer is responsible for paying for city inspection and getting Temp C of O. "Cash Only"

14. 2013-02-14
    listed $55,000
15. 2013-02-14
    listed $55,000
16. 2009-04-16
    soldstatus $31,000
17. 2009-01-15
    listed $29,900
18. 2006-03-31
    soldstatus $180,000
19. 2006-02-15
    listed $179,900
20. 2006-01-31
    historical
21. 2005-09-06
    listed $179,900
22. 2005-08-24
    soldstatus $256,733
23. 2002-10-31
    soldstatus $219,150
24. 2002-07-10
    soldstatus $217,154
25. 2001-12-14
    listed $195,607

ⓘ 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: $4,642 · $387/mo
• Projected year-2 tax: $4,642 · $387/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $23,091
• − Mortgage interest: −$9,523
• − Property taxes: −$4,642
• − Insurance: −$850
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$4,945
• Taxable loss: −$563
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $2,187/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 — Wayne

• Score: 72/100
• State rank: #252
• US rank: #6284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayne, MI
• County: Wayne County · 1,562,939 people
• City population: 17,348
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,348
• Household income: $59,171
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 720.0

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 0.56)
• Race & ethnicity: White 61% Black 25% Two or more races 7% Hispanic / Latino 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -171.12%
• Current HPI: 217.8548
• 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

-13.1% since first listed

25 events — show timeline

• 2026-02-18 Pending — MiRealSource-MiMLS
• 2026-02-18 Pending — REALCOMP
• 2026-02-16 Price Changed $170,000 MiRealSource-MiMLS
• 2026-02-16 Price Changed $170,000 REALCOMP
• 2026-01-30 Listed $249,999 REALCOMP
• 2026-01-30 Listed $249,999 MiRealSource-MiMLS
• 2013-05-20 Sold (Public Records) $45,000 Public Records
• 2013-03-21 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2013-03-21 Sold (MLS) $45,000 REALCOMP
• 2013-03-04 Listing Removed — MiRealSource-MiMLS
• 2013-03-04 Listing Removed — REALCOMP
• 2013-03-04 Listed $35,000 MiRealSource-MiMLS
• 2013-03-04 Listed $35,000 REALCOMP
• 2013-02-14 Listed $55,000 MiRealSource-MiMLS
• 2013-02-14 Listed $55,000 REALCOMP
• 2009-04-16 Sold (MLS) $31,000 REALCOMP
• 2009-01-15 Listed $29,900 REALCOMP
• 2006-03-31 Sold (MLS) $180,000 REALCOMP
• 2006-02-15 Listed $179,900 REALCOMP
• 2006-01-31 Listing Removed — REALCOMP
• 2005-09-06 Listed $179,900 REALCOMP
• 2005-08-24 Sold (Public Records) $256,733 Public Records
• 2002-10-31 Sold (Public Records) $219,150 Public Records
• 2002-07-10 Sold (MLS) $217,154 REALCOMP
• 2001-12-14 Listed $195,607 REALCOMP

Property tax history

+2.0%/yr

Latest (2025): $4,642 · -35.9% YoY. Source: county tax records.