29564 Clarita St · Livonia, MI 48152

$139,900

2 bd · 1.5 ba · 964 sqft · Condo public records · 30 Days on market

Built 1990 $215/mo HOA · 15% of rent

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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 +15.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

Key facts

• $215 HOA
• Garage
• Built 1990

Property features AI

Finance

• Other: Pets allowed (cats and dogs allowed, number limit applies)
• HOA & community: Homeowners association with monthly fee of $215; HOA covers grounds maintenance, structure maintenance, snow removal, and water

Exterior

• Parking: Detached parking; Carport; Assigned parking; No garage
• Utilities: Public water; Public sewer; Cable available; Gas water heater (gas service available)
• Home design: Residential condominium; One level; Ground-level entry with steps
• Construction: Brick construction; Slab foundation; Built with asphalt roof
• Exterior features: Asphalt roof; Paved private road access; Private maintained road; Sidewalks

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s); Forced air heating; Natural gas heating; Exhaust fan
• Interior features: Awning(s); Private entrance; Humidifier; ENERGY STAR qualified washer and dryer; Disposal; Exhaust fan; Gas water heater
• Laundry & utility: In-unit laundry room; ENERGY STAR qualified washer; ENERGY STAR qualified dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $58 ($690/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• 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: 117 active listings in the ZIP; 8 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 $967 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 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $60k; list at $140k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-18,928
• Equity at exit: $20,860

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-11,443
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$734
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$58
• HOA: −$215
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $58

Break-even live

Break-even rent $1,343

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $137	-5% $97	+0% $58	+5% $18	+10% $-22
Rent	-10% $-54	-5% $2	+0% $58	+5% $113	+10% $169
Rate	-1.0pp $128	-0.5pp $93	base $58	+0.5pp $21	+1.0pp $-16

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	0d	5	0.17mi
18547 Hillcrest St Livonia, MI	3.0	1.0	1107	$1,900	$1.72	25d	1	0.49mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	0.75mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	1.24mi
31200 Morlock St Livonia, MI	1.0–2.0	1.0	900	$1,505	$1.67	0d	12	1.28mi
28530 Grayling Ave Farmington Hills, MI	2.0	1.0	600	$1,295	$2.16	25d	1	1.39mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	1.39mi
28532 Grayling Ave Farmington Hills, MI	2.0	1.0	700	$1,395	$1.99	25d	1	1.40mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-13
   historical Accepting Backup Offers 835-char remark

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

2. 2026-05-13
   historical Active Under Contract

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

3. 2026-04-30
   status Active 835-char remark

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

4. 2026-04-30
   status Active

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

5. 2026-03-31
   status Pending 835-char remark

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

6. 2026-03-31
   status Pending

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

7. 2026-03-27
   listed $139,900 Active 835-char remark

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

8. 2026-03-27
   listed $139,900 Active

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

9. 2026-03-24
   historical $139,900 835-char remark

   Show marketing remark (835 chars)

   What an amazing opportunity to own property in Northern Livonia! Welcome to Woods of Livonia Condos. Where location meets convenience. Tucked away in this quiet corner of the association you will find this well maintained 2 bed, 1 and a half bath gem! Freshly painted throughout and professionally cleaned, this one is just waiting your personal touches. Also offering in unit laundry with brand new units, all kitchen appliances staying, and a nice balcony to relax on during the nice days. This condo needs some updating, but offers a lot. Walking distance to shopping, food, fitness, and close proximity to freeways and so many more amenities, this condo has an ideal location. Come out today and see if it the right fit for you! All showings must be accompanied by a licensed MI showing agent. BATVAI. Showings to re-start Sat 5/2.

10. 1992-10-02
    soldstatus $59,500

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$753/yr (+$63/mo · 116.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,990
• − Mortgage interest: −$7,837
• − Property taxes: −$649
• − Insurance: −$700
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$2,580
• − Depreciation: −$4,070
• Taxable loss: −$1,563
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,065/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
• 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

+135.1% since first listed

10 events — show timeline

• 2026-05-13 Contingent — MiRealSource-MiMLS
• 2026-05-13 Contingent — REALCOMP
• 2026-04-30 Relisted — MiRealSource-MiMLS
• 2026-04-30 Relisted — REALCOMP
• 2026-03-31 Pending — MiRealSource-MiMLS
• 2026-03-31 Pending — REALCOMP
• 2026-03-27 Listed $139,900 MiRealSource-MiMLS
• 2026-03-27 Listed $139,900 REALCOMP
• 2026-03-24 Coming Soon $139,900 MiRealSource-MiMLS
• 1992-10-02 Sold (Public Records) $59,500 Public Records

Property tax history

-2.8%/yr

Latest (2025): $649 · -44.2% YoY. Source: county tax records.