31905 Saginaw Ct · Westland, MI 48186

$125,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 35 Days on market

Built 1942 6,534 sqft lot Est $143k · 13% under

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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 +22.2/30.0
• ARV discount +13.3/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks MLS

Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

Key facts

• New ceramic flooring
• New floor joists
• Updated ranch home

Tags

• UPDATED RANCH HOME
• EFFICIENT LAYOUT
• MODERN UPDATES
• NEW FLOOR JOISTS
• NEW LAMINATE FLOORING
• NEW CERAMIC FLOORING

Property features AI

Finance

• Other: No pool

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road frontage; Lot approximately 0.15 acres (80.3 x 102.12)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Range hood

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $124k (0.7% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.4% 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); 153 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $864 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $15k; list at $125k implies a 733% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $143,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31905 Saginaw Ct	0.00mi	2/1.0	834 (0%)	0mo	$127,000	$152	100
32332 Kalamazoo Ct	0.37mi	2/1.0	834 (0%)	4mo	$119,000	$143	79
32757 Missaukee Ct	0.48mi	2/1.0	834 (0%)	4mo	$101,500	$122	75
31842 Bay Ct	0.22mi	3/1.0 (+1)	864 (+4%)	6mo	$149,000	$172	73
32462 Muskegon Ct	0.39mi	3/1.0 (+1)	900 (+8%)	6mo	$75,000	$83	59
32304 Hazelwood St	0.61mi	3/1.0 (+1)	882 (+6%)	1mo	$215,000	$244	56
1255 Windham St	0.66mi	3/1.0 (+1)	895 (+7%)	5mo	$206,000	$230	48
31606 Fairchild St	0.69mi	3/1.0 (+1)	882 (+6%)	6mo	$168,070	$191	48
30805 Parkwood St	0.58mi	3/2.0 (+1)	895 (+7%)	6mo	$200,000	$223	46
32200 Fairchild St	0.71mi	3/1.0 (+1)	894 (+7%)	6mo	$173,000	$194	45
2075 Alanson St	0.63mi	3/1.0 (+1)	936 (+12%)	6mo	$127,300	$136	40
32646 Hazelwood St	0.74mi	2/1.5	950 (+14%)	1mo	$155,000	$163	40

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,967
• Equity at exit: $18,638

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $11,945
• Equity at exit: $10,808

Cash invested: $35,000 (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: 153
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $204

Break-even live

Break-even rent $984

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $274	-5% $239	+0% $204	+5% $168	+10% $133
Rent	-10% $106	-5% $155	+0% $204	+5% $253	+10% $302
Rate	-1.0pp $267	-0.5pp $235	base $204	+0.5pp $171	+1.0pp $138

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31809 Tuscola Ct Westland, MI	3.0	1.0	1078	$1,400	$1.30	0d	1	0.02mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	18d	1	0.18mi
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	25d	1	0.57mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.60mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.60mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	45d	1	0.74mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	25d	1	0.77mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	0.83mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	3d	1	0.89mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	18d	1	0.95mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	1.00mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	45d	1	1.07mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	1.11mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	1.14mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	1.17mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	45d	1	1.22mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.23mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	16d	1	1.24mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	45d	1	1.24mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	3d	7	1.24mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	3d	5	1.25mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	19d	1	1.27mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	45d	3	1.29mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.37mi
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,175	$1.79	0d	3	1.41mi
34420 Sims St Unit 14 Wayne, MI	2.0	1.0	800	$900	$1.12	45d	1	1.48mi
34420 Sims St Unit 11 Wayne, MI	2.0	1.0	800	$849	$1.06	6d	1	1.48mi

Listing history 19 events

1. 2026-05-06
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

2. 2026-05-06
   status Pending

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

3. 2026-04-27
   historical Accepting Backup Offers 616-char remark

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

4. 2026-04-27
   historical Active Under Contract

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

5. 2026-03-31
   listed $125,000 Active 616-char remark

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

6. 2026-03-31
   listed $125,000 Active

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

7. 2026-03-31
   historical

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

8. 2026-03-31
   historical

   Show marketing remark (616 chars)

   Updated Ranch Home – Owner-Occupant Buyers Only Welcome to this beautifully, fully updated 2-bedroom, 1-bath ranch-style home offering comfortable, low-maintenance living. The home features an efficient layout, modern updates throughout, and a 1-car garage for added convenience. New Floor Joists were added in the remodeling. New Laminate and ceramic flooring, new showerstall new cabinets and counters in the kitchen. Crawl Space was sealed and Inisulated. Ideally located close to shopping, dining, and major highways, this home provides easy access to everyday essentials and commuting routes.

9. 2026-01-30
   listed $125,000 Active
10. 2026-01-30
    listed $125,000 Active
11. 2013-05-15
    soldstatus $15,000
12. 2013-05-15
    soldstatus $15,000
13. 2013-03-25
    historical
14. 2013-03-25
    historical
15. 2013-03-14
    listed $15,000
16. 2013-03-14
    listed $15,000
17. 2000-05-04
    soldstatus $54,900
18. 1997-03-05
    historical
19. 1997-03-03
    listed $52,900

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: +$544/yr (+$45/mo · 64.9%)

ⓘ 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 ≥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: $14,902
• − Mortgage interest: −$7,002
• − Property taxes: −$837
• − Insurance: −$625
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,636
• Taxable income: $417
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,344/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

+136.3% since first listed

19 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-04-27 Contingent — MiRealSource-MiMLS
• 2026-04-27 Contingent — REALCOMP
• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-31 Listed $125,000 REALCOMP
• 2026-03-31 Listed $125,000 MiRealSource-MiMLS
• 2026-01-30 Listed $125,000 MiRealSource-MiMLS
• 2026-01-30 Listed $125,000 REALCOMP
• 2013-05-15 Sold (MLS) $15,000 REALCOMP
• 2013-05-15 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2013-03-25 Listing Removed — REALCOMP
• 2013-03-25 Listing Removed — MiRealSource-MiMLS
• 2013-03-14 Listed $15,000 REALCOMP
• 2013-03-14 Listed $15,000 MiRealSource-MiMLS
• 2000-05-04 Sold (Public Records) $54,900 Public Records
• 1997-03-05 Listing Removed — REALCOMP
• 1997-03-03 Listed $52,900 REALCOMP

Property tax history

+29.0%/yr

Latest (2025): $837 · -14.8% YoY. Source: county tax records.