27725 Norfolk St · Livonia, MI 48152

$154,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 241 Days on market

Built 1939 5,663 sqft lot $130/sqft · 17% below area Est $187k · 17% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

Key facts

• Fenced corner yard
• Dining room
• Hardwood floors

Tags

• DINING ROOM
• HARDWOOD FLOORS
• FENCED CORNER YARD
• GREAT SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.9% in Livonia — 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 (#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.
• Clarenceville School District (urban): math 18% / reading 33% proficiency, ranked #421 of 540 in MI (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 117 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 241 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $155k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1939 — 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 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?
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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $187,134
• List price: $154,900
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27440 Fargo St	0.22mi	3/1.0	1,223 (+3%)	6mo	$195,000	$159	79
20558 Seminole	0.37mi	3/2.0	1,200 (+1%)	3mo	$204,900	$171	74
19350 Antago St	0.54mi	3/1.0	1,179 (-1%)	3mo	$215,000	$182	71
20406 Floral St	0.18mi	2/1.0 (-1)	1,033 (-13%)	3mo	$175,000	$169	62
20509 Poinciana	0.37mi	4/1.0 (+1)	1,092 (-8%)	4mo	$130,000	$119	61
20307 Parkville St	0.62mi	2/2.0 (-1)	1,200 (+1%)	2mo	$215,000	$179	59
19910 Seminole	0.37mi	3/1.0	1,026 (-14%)	2mo	$108,000	$105	58
19800 Poinciana	0.44mi	3/1.0	1,014 (-15%)	6mo	$140,000	$138	50
21208 Poinciana St	0.72mi	4/1.0 (+1)	1,138 (-4%)	7mo	$162,500	$143	49
20999 Seminole St	0.57mi	3/1.0	1,359 (+14%)	4mo	$197,000	$145	46
21304 Colwell St	0.66mi	3/2.0	1,320 (+11%)	5mo	$275,000	$208	42
21122 Waldron St	0.65mi	2/1.0 (-1)	1,012 (-15%)	6mo	$148,687	$147	35

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-14,104
• Equity at exit: $23,096

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,963
• Equity at exit: $13,393

Cash invested: $43,372 (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 48152

• Active inventory: 117
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$812
• Tax from tax record: −$204 /mo · $2,449/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $172

Break-even live

Break-even rent $1,368

Max offer price $154,900

Occupancy floor 84%

Sensitivity live

Price	-10% $260	-5% $216	+0% $172	+5% $128	+10% $84
Rent	-10% $47	-5% $110	+0% $172	+5% $235	+10% $297
Rate	-1.0pp $250	-0.5pp $212	base $172	+0.5pp $132	+1.0pp $91

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	6d	1	0.19mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	44d	1	0.37mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	15d	1	0.37mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	25d	1	0.51mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	18d	1	0.58mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	0.61mi
28532 Grayling Ave Farmington Hills, MI	2.0	1.0	700	$1,395	$1.99	25d	1	0.61mi
20772 Indian St Southfield, MI	4.0	1.0	1272	$1,800	$1.42	44d	1	0.61mi
21337 Inkster Rd Unit (NO) Farmington Hills, MI	2.0	1.0	811	$1,295	$1.60	44d	1	0.72mi
21335 Negaunee Unit 1542196P Southfield, MI	3.0	1.0	850	$2,415	$2.84	0d	1	0.79mi
27045 Shiawassee Rd Southfield, MI	3.0	1.0	705	$1,450	$2.06	18d	1	0.84mi
29599 Nottingham Cir Livonia, MI	2.0	2.0	1302	$1,800	$1.38	4d	1	0.98mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	6d	1	1.06mi
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	0d	5	1.10mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	1.11mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	44d	10	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $154,900 Active 241 DOM
2. 2026-06-18
   price $154,900 Active 240 DOM
3. 2026-06-17
   days on market $160,000 Active 240 DOM
4. 2026-06-16
   days on market $160,000 Active 239 DOM
5. 2026-06-15
   days on market $160,000 Active 238 DOM
6. 2026-06-13
   days on market $160,000 Active 236 DOM
7. 2026-06-13
   days on market $160,000 Active 235 DOM
8. 2026-06-09
   days on market $160,000 Active 232 DOM
9. 2026-06-08
   days on market $160,000 Active 231 DOM
10. 2026-06-07
    days on market $160,000 Active 230 DOM
11. 2026-06-04
    days on market $160,000 Active 227 DOM
12. 2026-06-03
    days on market $160,000 Active 226 DOM
13. 2026-06-02
    days on market $160,000 Active 225 DOM
14. 2026-06-01
    days on market $160,000 Active 224 DOM
15. 2026-05-31
    days on market $160,000 Active 223 DOM
16. 2026-03-25
    price $160,000 175-char remark

    Show marketing remark (175 chars)

    Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

17. 2026-03-25
    price $160,000 175-char remark

    Show marketing remark (175 chars)

    Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

18. 2026-03-25
    price $160,000

    Show marketing remark (175 chars)

    Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

19. 2025-10-16
    listed $165,000 Active 175-char remark

    Show marketing remark (175 chars)

    Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

20. 2025-10-16
    listed $165,000 Active 175-char remark

    Show marketing remark (175 chars)

    Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

21. 2025-10-16
    listed $165,000 Active

    Show marketing remark (175 chars)

    Livonia Bungalow with 3 bedrooms with 1 bath with dining room! Move in ready. Great school district. Hardwood floors in the kitchen and the bedrooms. Large fenced corner yard!

22. 2022-09-12
    historical
23. 2022-09-12
    historical
24. 2022-07-22
    status Active
25. 2022-07-05
    historical
26. 2022-05-09
    listed $155,000 Active
27. 2022-05-09
    listed $155,000 Active
28. 2022-04-30
    historical
29. 2022-04-29
    historical
30. 2022-02-01
    listed $165,000 Active
31. 2022-02-01
    listed $165,000 Active
32. 2020-04-27
    soldstatus $103,000
33. 2015-06-05
    soldstatus $950
34. 2015-05-20
    historical
35. 2015-04-21
    listed $950
36. 2015-02-27
    soldstatus $50,000
37. 2015-01-30
    soldstatus $50,000 Sold
38. 2015-01-30
    soldstatus $50,000
39. 2015-01-16
    historical
40. 2015-01-16
    historical
41. 2014-12-16
    historical
42. 2014-12-16
    listed $57,500 Active
43. 2014-12-16
    listed $57,500
44. 2014-12-16
    historical
45. 2014-12-16
    price $57,500
46. 2014-12-09
    price $59,000
47. 2014-12-09
    status Active
48. 2014-12-05
    historical
49. 2014-11-08
    price $59,900
50. 2014-10-06
    listed $61,500 Active

ⓘ 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: $2,449 · $204/mo
• Projected year-2 tax: $2,449 · $204/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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,035
• − Mortgage interest: −$8,677
• − Property taxes: −$2,449
• − Insurance: −$774
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,506
• Taxable loss: −$417
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $2,166/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: Clarenceville School District
• NCES district ID: 2609840
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $42,069
• Composite: 21.65/100
• National rank: #8282
• State rank: #421 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
• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 30,119
• Household income: $88,288
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 475.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 8% Black 6% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 84% English-only · Other Indo-European 5% Arabic 3% 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: ▼ -260.38%
• Current HPI: 178.5761
• 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

+220.0% since first listed

40 events — show timeline

• 2026-03-25 Price Changed $160,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $160,000 REALCOMP
• 2026-03-25 Price Changed $160,000 SW Michigan MLS
• 2025-10-16 Listed $165,000 SW Michigan MLS
• 2025-10-16 Listed $165,000 REALCOMP
• 2025-10-16 Listed $165,000 MiRealSource-MiMLS
• 2022-09-12 Listing Removed — REALCOMP
• 2022-09-12 Listing Removed — MiRealSource-MiMLS
• 2022-07-22 Relisted — REALCOMP
• 2022-07-05 Listing Removed — REALCOMP
• 2022-05-09 Listed $155,000 MiRealSource-MiMLS
• 2022-05-09 Listed $155,000 REALCOMP
• 2022-04-30 Listing Removed — REALCOMP
• 2022-04-29 Listing Removed — MiRealSource-MiMLS
• 2022-02-01 Listed $165,000 MiRealSource-MiMLS
• 2022-02-01 Listed $165,000 REALCOMP
• 2020-04-27 Sold (Public Records) $103,000 Public Records
• 2015-06-05 Sold (MLS) $950 MiRealSource-MiMLS
• 2015-05-20 Listing Removed — MiRealSource-MiMLS
• 2015-04-21 Listed $950 MiRealSource-MiMLS
• 2015-02-27 Sold (Public Records) $50,000 Public Records
• 2015-01-30 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2015-01-30 Sold (MLS) $50,000 REALCOMP
• 2015-01-16 Listing Removed — REALCOMP
• 2015-01-16 Listing Removed — MiRealSource-MiMLS
• 2014-12-16 Listing Removed — REALCOMP
• 2014-12-16 Listed $57,500 REALCOMP
• 2014-12-16 Listing Removed — MiRealSource-MiMLS
• 2014-12-16 Listed $57,500 MiRealSource-MiMLS
• 2014-12-16 Price Changed $57,500 REALCOMP
• 2014-12-09 Price Changed $59,000 REALCOMP
• 2014-12-09 Relisted — REALCOMP
• 2014-12-05 Listing Removed — REALCOMP
• 2014-11-08 Price Changed $59,900 REALCOMP
• 2014-10-06 Listed $57,500 MiRealSource-MiMLS
• 2014-10-06 Listed $61,500 REALCOMP
• 2010-12-22 Delisted — AAMLS
• 2010-12-22 Listing Removed — MiRealSource-MiMLS
• 2010-11-18 Listed — AAMLS
• 2010-11-18 Listed $50,000 MiRealSource-MiMLS

Property tax history

+7.6%/yr

Latest (2025): $2,449 · -27.0% YoY. Source: county tax records.