15326 Brookfield St · Livonia, MI 48154

$299,500

4 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 13 Days on market

Built 1936 10,019 sqft lot Est $289k · at est.

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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 +13.4/30.0
• ARV discount +5.8/15.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Don't miss this spacious 4-bedroom, 2-full-bath home just north of 5 Mile near the heart of Livonia. Great curb appeal, brand-new shingles, new HVAC, and thoughtful updates throughout make this home a fantastic opportunity. Inside, you'll find a comfortable layout with plenty of room to spread out, plus great attic storage. Outside, enjoy a large fenced backyard and an oversized 2-car garage with additional storage/workshop space behind it. Located in Livonia Public Schools: Buchanan K-4, Riley 5-6, Holmes 7-8, and Stevenson 9-12. Walkable to Livonia staples like Handi-Dip, Bennett Library, and Bates Hamburgers!

Key facts

• New hvac
• New shingles
• 0.23 acre lot

Tags

• NEW SHINGLES
• NEW HVAC
• LARGE FENCED BACKYARD
• OVERSIZED 2-CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage with approximately 2.5 spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One story; Ground-level entry; Aluminum and vinyl siding; Asphalt roof
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Crawl space foundation; Built as a residential single-family home
• Exterior features: Patio; Porch; Fenced yard; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Gas water heater; Stainless steel appliances
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $258k (14.0% below list).
• Recommended offer: $258k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Livonia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 102 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $122k; list at $300k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $257,556 (14.0% below list)

Questions for the listing agent

1. Built in 1936 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $288,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15508 Shadyside St	0.26mi	3/2.0 (-1)	1,326 (+2%)	9mo	$275,500	$208	68
15151 Merriman Rd	0.61mi	3/1.0 (-1)	1,308 (+1%)	0mo	$235,000	$180	65
33146 Lyndon St	0.61mi	3/2.0 (-1)	1,249 (-4%)	8mo	$287,500	$230	50
14677 Auburndale St	0.60mi	4/1.5	1,155 (-11%)	7mo	$282,000	$244	46
14942 Melrose St	0.57mi	3/1.0 (-1)	1,172 (-10%)	9mo	$245,000	$209	45
15694 Edington St	0.57mi	3/2.0 (-1)	1,417 (+9%)	10mo	$263,000	$186	41
32295 Meadowbrook St	0.35mi	3/1.5 (-1)	1,456 (+12%)	19mo	$278,500	$191	41
32619 Oakley St	0.51mi	3/1.5 (-1)	1,146 (-12%)	11mo	$260,000	$227	40
15173 Melrose St	0.48mi	3/1.0 (-1)	1,164 (-10%)	20mo	$259,900	$223	38
14915 Auburndale St	0.50mi	3/2.0 (-1)	1,392 (+7%)	22mo	$282,000	$203	38
15480 Edington St	0.51mi	3/1.5 (-1)	1,492 (+15%)	11mo	$395,000	$265	35
32970 Allen St	0.62mi	3/1.5 (-1)	1,441 (+11%)	14mo	$320,000	$222	34

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-48,059
• Equity at exit: $44,656

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-41,204
• Equity at exit: $25,895

Cash invested: $83,860 (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 48154

• Active inventory: 102
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,576 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$332 /mo · $3,985/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $7

Break-even live

Break-even rent $2,566

Max offer price $299,500

Occupancy floor 95%

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31015 Dorais St Livonia, MI	3.0	1.5	1229	$2,495	$2.03	16d	1	0.78mi
17034 Farmington Rd Livonia, MI	3.0	3.0	1735	$2,700	$1.56	1d	1	0.95mi

Listing history 10 events

1. 2026-06-18
   days on market $299,500 Active 13 DOM
2. 2026-06-17
   days on market $299,500 Active 12 DOM
3. 2026-06-16
   days on market $299,500 Active 11 DOM
4. 2026-06-15
   remarks 687-char remark
5. 2026-06-15
   days on market $299,500 Active 10 DOM
6. 2026-06-13
   pricedays on market $299,500 Active 8 DOM
7. 2026-06-09
   days on market $315,000 Active 4 DOM
8. 2026-06-08
   days on market $315,000 Active 3 DOM
9. 2026-06-07
   remarks 649-char remark
10. 2026-06-07
    listed $315,000 Active 2 DOM

ⓘ 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: $3,985 · $332/mo
• Projected year-2 tax: $4,299 · $358/mo
• Expected delta: +$314/yr (+$26/mo · 7.9%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,907
• − Mortgage interest: −$16,777
• − Property taxes: −$3,985
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$8,713
• Taxable loss: −$5,010
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $1,289/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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
• City population: 56,806
• Population (ZIP): 36,915

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Indo-European 3% Arabic 2% 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: ▼ -263.93%
• Current HPI: 192.3426
• 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

+57.6% since first listed

14 events — show timeline

• 2026-06-05 Listed $315,000 MiRealSource-MiMLS
• 2026-06-05 Listed $315,000 REALCOMP
• 2025-08-28 Listing Removed — MiRealSource-MiMLS
• 2025-07-10 Listed $325,000 MiRealSource-MiMLS
• 2025-07-10 Listed $325,000 REALCOMP
• 2025-07-08 Coming Soon — MiRealSource-MiMLS
• 2006-04-17 Sold (MLS) $122,000 REALCOMP
• 2006-02-08 Listing Removed — REALCOMP
• 2006-02-07 Listed $129,900 REALCOMP
• 2005-11-11 Listed $134,900 REALCOMP
• 2004-02-29 Listing Removed — REALCOMP
• 2003-11-29 Listed $144,900 REALCOMP
• 2003-11-20 Sold (MLS) $180,000 REALCOMP
• 2003-09-04 Listed $199,900 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $3,985 · +3.9% YoY. Source: county tax records.