32314 Ogemaw St · Westland, MI 48186

$103,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 3 Days on market

Built 1942 4,792 sqft lot Est $122k · 15% under

---

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 +24.5/30.0
• ARV discount +14.4/15.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 4,792 sq ft lot
• Built 1942
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Natural gas water heater
• Home design: Ranch-style single family residence; Residential property
• Construction: Built in 1942; Vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Kitchen: Kitchen (14 x 11)
• Bedrooms: Primary bedroom (12 x 11); Second bedroom (11 x 10)
• Bathrooms: 1 full bathroom (9 x 6)
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Crawl space basement
• Laundry & utility: Dedicated laundry room (9 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Cap rate 8.8% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $712 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 22y 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 $32k; list at $103k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,000

Questions for the listing agent

1. Built in 1942 — 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 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?
4. 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?
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: 1.16% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $121,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32332 Kalamazoo Ct	0.11mi	2/1.0	834 (0%)	4mo	$119,000	$143	92
32757 Missaukee Ct	0.21mi	2/1.0	834 (0%)	4mo	$101,500	$122	87
31905 Saginaw Ct	0.29mi	2/1.0	834 (0%)	0mo	$127,000	$152	86
32462 Muskegon Ct	0.12mi	3/1.0 (+1)	900 (+8%)	6mo	$75,000	$83	71
33434 Bendon Ct	0.59mi	2/1.0	834 (0%)	3mo	$90,000	$108	70
2625 Caledonia Ct	0.64mi	2/1.0	834 (0%)	1mo	$27,000	$32	69
32304 Hazelwood St	0.53mi	3/1.0 (+1)	882 (+6%)	1mo	$215,000	$244	60
2641 Cascade Ct	0.75mi	3/1.0 (+1)	834 (0%)	6mo	$122,000	$146	55
2075 Alanson St	0.34mi	3/1.0 (+1)	936 (+12%)	6mo	$127,300	$136	53
32646 Hazelwood St	0.56mi	2/1.5	950 (+14%)	1mo	$155,000	$163	48
32200 Fairchild St	0.66mi	3/1.0 (+1)	894 (+7%)	6mo	$173,000	$194	47
31606 Fairchild St	0.74mi	3/1.0 (+1)	882 (+6%)	6mo	$168,070	$191	46

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,818
• Equity at exit: $15,358

10-year hold

• IRR: 7.4%
• Equity multiple: 1.57×
• Total profit: $16,452
• Equity at exit: $8,906

Cash invested: $28,840 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$540
• Tax from tax record: −$149 /mo · $1,789/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $212

Break-even live

Break-even rent $927

Max offer price $103,000

Occupancy floor 77%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	24d	1	0.26mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.32mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.32mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	43d	1	0.43mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	16d	1	0.45mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	24d	1	0.52mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	2d	1	0.58mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	43d	1	0.85mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	16d	1	0.86mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	43d	1	0.92mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	15d	1	0.93mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	43d	1	0.93mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	0.96mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	2d	5	1.11mi
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,178	$1.79	20d	1	1.11mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	1.13mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.18mi
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	43d	1	1.20mi
34420 Sims St Unit 14 Wayne, MI	2.0	1.0	800	$900	$1.12	43d	1	1.22mi
34420 Sims St Unit 11 Wayne, MI	2.0	1.0	800	$849	$1.06	5d	1	1.22mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	1.27mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	1.32mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.33mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	1.34mi
34856 Fairchild St Westland, MI	3.0	1.0	1013	$1,745	$1.72	11d	1	1.42mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	1.43mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	1.45mi
34639 Brush St Wayne, MI	2.0	1.0	780	$1,200	$1.54	43d	1	1.48mi

Listing history 3 events

1. 2026-06-18
   days on market $103,000 Active 3 DOM
2. 2026-06-17
   days on market $103,000 Active 2 DOM
3. 2026-06-15
   listed $103,000 Active 1 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: $1,789 · $149/mo
• Projected year-2 tax: $1,789 · $149/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 ≥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: $14,341
• − Mortgage interest: −$5,770
• − Property taxes: −$1,789
• − Insurance: −$515
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,996
• Taxable income: $977
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,310/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

+17.0% since first listed

29 events — show timeline

• 2026-06-15 Listed $103,000 REALCOMP
• 2026-06-15 Listed $103,000 MiRealSource-MiMLS
• 2026-06-15 Listed $103,000 SW Michigan MLS
• 2015-10-30 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2015-10-30 Sold (MLS) $32,000 REALCOMP
• 2015-10-26 Listing Removed — REALCOMP
• 2015-10-26 Listing Removed — MiRealSource-MiMLS
• 2015-01-20 Listed $34,900 REALCOMP
• 2015-01-19 Listed $34,900 MiRealSource-MiMLS
• 2014-06-09 Listing Removed — MiRealSource-MiMLS
• 2014-06-09 Listing Removed — REALCOMP
• 2014-04-22 Listed $34,900 MiRealSource-MiMLS
• 2014-04-22 Listed $34,900 REALCOMP
• 2014-04-15 Listing Removed — REALCOMP
• 2014-04-15 Listing Removed — MiRealSource-MiMLS
• 2013-02-11 Listed $34,900 REALCOMP
• 2013-02-11 Listed $34,900 MiRealSource-MiMLS
• 2007-11-07 Sold (MLS) $30,000 REALCOMP
• 2007-09-05 Listing Removed — REALCOMP
• 2007-09-05 Listed $44,900 REALCOMP
• 2007-07-11 Listing Removed — REALCOMP
• 2007-07-11 Listed $55,900 REALCOMP
• 2007-06-08 Listed $59,900 REALCOMP
• 2005-08-30 Sold (Public Records) $75,900 Public Records
• 2005-07-11 Listing Removed — REALCOMP
• 2005-01-11 Listed $75,900 REALCOMP
• 2004-12-31 Listing Removed — REALCOMP
• 2004-10-25 Sold (Public Records) $50,000 Public Records
• 2004-09-07 Listed $88,000 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $1,789 · +26.1% YoY. Source: county tax records.