46151 Bloomcrest Dr · Northville, MI 48167

$475,000

3 bd · 1.5 ba · 1,819 sqft · SingleFamily public records · 22 Days on market

Built 1954 0.35 ac lot Est $495k · 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).

• ARV discount +9.3/15.0
• Cash flow +7.9/30.0
• Schools +6.6/10.0
• Livability +4.4/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

Key facts

• Large family room
• Wet bar
• 4 season porch

Tags

• RAISED RANCH
• HARDWOOD IN LIVING ROOM
• 4 SEASON PORCH
• COVERED PATIO
• LARGE FAMILY ROOM
• WET BAR

Property features AI

Exterior

• Parking: Attached 2-car garage; Basement access to parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding and brick exterior; Block foundation; Asphalt roof; Finished walk-out daylight basement
• Exterior features: Covered patio and porch; Ground-level entry with steps; Shed(s); Gravel road access

Interior

• Kitchen: Microwave; Gas water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Attic fan; Ceiling fans; Forced air heating; Natural gas
• Interior features: Wet bar; Fireplace in the living room (gas and wood burning; basement location also has fireplace)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-499 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (34.6% below list).
• Recommended offer: $311k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.4% in Northville — 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 88/100 on livability (#13 in MI, #205 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Northville Public Schools (suburban): math 68% / reading 75% proficiency, ranked #4 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+4.0%/yr); 213 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 22 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 2 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 $180k; list at $475k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $310,817 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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 A-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 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: 0.65% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $494,768
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19625 Clement Rd	0.25mi	3/2.5	1,806 (-1%)	7mo	$459,000	$254	78
46079 Sunset St	0.33mi	2/2.0 (-1)	1,839 (+1%)	1mo	$495,100	$269	75
19737 Clement Rd	0.17mi	3/2.0	1,740 (-4%)	11mo	$470,000	$270	74
20001 Springwood St	0.34mi	3/2.5	1,839 (+1%)	8mo	$660,000	$359	71
20385 Lexington Blvd	0.36mi	3/2.0	1,910 (+5%)	13mo	$675,000	$353	62
21150 E Chigwidden St	0.72mi	3/2.5	1,827 (+0%)	6mo	$390,000	$213	56
19577 Clement Rd	0.29mi	3/2.0	1,587 (-13%)	20mo	$432,000	$272	46
306 W Main St	0.67mi	3/2.0	2,009 (+10%)	3mo	$646,400	$322	46
46236 Sunset St	0.32mi	4/2.0 (+1)	2,012 (+11%)	23mo	$450,000	$224	41
335 1st St	0.60mi	3/3.0	2,027 (+11%)	10mo	$600,000	$296	38

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.20×
• Total profit: $-105,848
• Equity at exit: $70,824

10-year hold

• IRR: -15.6%
• Equity multiple: 0.09×
• Total profit: $-120,909
• Equity at exit: $41,069

Cash invested: $133,000 (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 48167

• Rents YoY: 4.0%
• Active inventory: 213
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,108 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-499

Break-even live

Break-even rent $3,740

Max offer price $386,839

Occupancy floor —

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 S Center St Northville, MI	3.0	2.5	1997	$5,000	$2.50	4d	1	0.88mi
695 River Park Village Blvd Northville, MI	2.0	1.5	1251	$2,180	$1.74	1d	1	1.35mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $475,000 Pending 22 DOM
2. 2026-06-09
   days on market $475,000 Active Under Contract 21 DOM
3. 2026-06-08
   days on market $475,000 Active Under Contract 20 DOM
4. 2026-06-07
   days on market $475,000 Active Under Contract 19 DOM
5. 2026-06-04
   days on market $475,000 Active Under Contract 16 DOM
6. 2026-06-03
   days on market $475,000 Active Under Contract 15 DOM
7. 2026-06-02
   days on market $475,000 Active Under Contract 14 DOM
8. 2026-06-01
   days on market $475,000 Active Under Contract 13 DOM
9. 2026-05-31
   days on market $475,000 Active Under Contract 12 DOM
10. 2026-05-23
    historical Accepting Backup Offers 677-char remark

    Show marketing remark (677 chars)

    What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

11. 2026-05-23
    historical Active Under Contract

    Show marketing remark (677 chars)

    What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

12. 2026-05-20
    status Pending

    Show marketing remark (677 chars)

    What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

13. 2026-05-20
    status Pending 677-char remark

    Show marketing remark (677 chars)

    What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

14. 2026-05-16
    listed $475,000 Active 677-char remark

    Show marketing remark (677 chars)

    What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

15. 2026-05-16
    listed $475,000 Active

    Show marketing remark (677 chars)

    What a great find in the quiet part of Northville! A lovely, well cared for raised ranch. Very solidly build and in great shape, however very "retro" :). Great bones to play with. Hardwood in living room, dining room and all. We expect there is hardwood under carpet in bedrooms, though no claim as to condition. A large kitchen and eating area. The 4 season porch is accessible from the kitchen and the dining room. A quaint covered patio in the back with lots of privacy. Downstairs is a large family room, wet bar and full bath. Electric is wired for a generator near front porch. A Gorgeous yard, beautifully landscaped with a shed. Home is sold "As Is"

16. 1995-03-14
    soldstatus $179,500

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $5,251 · $438/mo
• Expected delta: +$2,064/yr (+$172/mo · 64.7%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 13 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: $37,298
• − Mortgage interest: −$26,607
• − Property taxes: −$3,188
• − Insurance: −$2,375
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$13,818
• Taxable loss: −$14,658
• Est. tax savings @ 24.0%: +$3,518
• After-tax cash flow: $-2,471/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: Northville Public Schools
• NCES district ID: 2625980
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $108,824
• Composite: 66.21/100
• National rank: #431
• State rank: #4 of 540 in MI

Livability — Northville

• Score: 88/100
• State rank: #13
• US rank: #205

Category grades

Amenities A+ Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 24,713
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,713
• Household income: $124,630
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 441.0

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 10% Two or more races 5% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Other Asian/Pacific 3% Chinese 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: ▼ -275.65%
• Current HPI: 176.171
• Rent YoY: ▲ 3.97%
• 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

+164.6% since first listed

7 events — show timeline

• 2026-05-23 Contingent — MiRealSource-MiMLS
• 2026-05-23 Contingent — REALCOMP
• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-16 Listed $475,000 REALCOMP
• 2026-05-16 Listed $475,000 MiRealSource-MiMLS
• 1995-03-14 Sold (Public Records) $179,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $3,188 · +54.4% YoY. Source: county tax records.