35209 Sheridan St · Westland, MI 48185

$129,999

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 32 Days on market

Built 1946 8,712 sqft lot Est $166k · 21% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors, This property is perfect to work. Being sold as is condition. 3 bedroom house. Freshly painted and has newer carpet inside. Fully fenced backyard with privacy fence. This home is perfect for new investors or any buyer looking for a great home in westland. Buyers agent to verify all information. Buyer is resposnible for certificate of occupancy. Buyer is responsible for C of O. House is Winter resistant. Do not run the water while showing.

Key facts

• Privacy fence
• 8,712 sq ft lot
• Built 1946

Tags

• FULLY FENCED BACKYARD
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 flat; 161 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $899 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 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $130k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1946 — 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: 1.11% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $165,594
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34330 Florence Ave	0.44mi	3/1.0	907 (+6%)	1mo	$179,000	$197	69
35232 College St	0.23mi	3/1.5	936 (+9%)	10mo	$160,000	$171	64
144 N Karle St	0.44mi	3/1.0	906 (+6%)	12mo	$171,000	$189	60
125 N Parent St	0.41mi	2/1.0 (-1)	952 (+11%)	1mo	$129,900	$136	56
35227 John Hauk St St	0.50mi	2/1.0 (-1)	912 (+6%)	9mo	$160,000	$175	54
980 Radcliff St	0.70mi	3/1.0	900 (+5%)	7mo	$180,000	$200	53
34215 Florence St	0.51mi	3/2.0	907 (+6%)	12mo	$210,500	$232	52
322 N Hawthorne St	0.61mi	3/1.0	911 (+6%)	12mo	$225,000	$247	51
34315 Sheridan St	0.44mi	3/2.0	981 (+14%)	1mo	$189,200	$193	51
34942 Donnelly St	0.49mi	3/1.0	936 (+9%)	23mo	$153,000	$163	43
923 Van Sull Ave	0.60mi	3/1.0	971 (+13%)	14mo	$221,500	$228	39
35758 Somerset St	0.61mi	3/1.0	980 (+14%)	20mo	$185,000	$189	31

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 · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.78×
• Total profit: $-8,162
• Equity at exit: $19,383

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-832
• Equity at exit: $11,240

Cash invested: $36,400 (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 48185

• Rents YoY: 0.2%
• Active inventory: 161
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$682
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $265

Break-even live

Break-even rent $1,109

Max offer price $129,999

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 Imperial Hwy Westland, MI	3.0	1.0	1008	$1,600	$1.59	1d	1	0.56mi
5800 N Christine Westland, MI	1.0–2.0	1.0–2.0	910	$1,340	$1.47	2d	8	0.78mi
6200 N Wayne Rd Westland, MI	2.0	1.0	748	$1,200	$1.60	43d	1	0.93mi
33381 Florence St Garden City, MI	3.0	2.0	1000	$1,540	$1.54	3d	1	0.93mi
34856 Fairchild St Westland, MI	3.0	1.0	1013	$1,745	$1.72	11d	1	0.94mi
5995 N Wildwood St Westland, MI	2.0	1.0	960	$1,084	$1.13	43d	1	0.94mi
1353 S Linville Ave Westland, MI	3.0	1.0	948	$1,450	$1.53	10d	1	1.17mi
6501 Yale St Westland, MI	1.0–2.0	1.0	746	$1,129	$1.51	5d	5	1.23mi
6737 N Wayne Rd Westland, MI	1.0–2.0	1.0–1.5	850	$1,375	$1.62	4d	6	1.34mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.43mi
7000 Lakeview Blvd Westland, MI	1.0–2.0	1.0	752	$1,294	$1.72	2d	61	1.43mi

Listing history 34 events

1. 2026-02-16
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Attention investors, This property is perfect to work. Being sold as is condition. 3 bedroom house. Freshly painted and has newer carpet inside. Fully fenced backyard with privacy fence. This home is perfect for new investors or any buyer looking for a great home in westland. Buyers agent to verify all information. Buyer is resposnible for certificate of occupancy. Buyer is responsible for C of O. House is Winter resistant. Do not run the water while showing.

2. 2026-02-16
   status Pending

   Show marketing remark (463 chars)

   Attention investors, This property is perfect to work. Being sold as is condition. 3 bedroom house. Freshly painted and has newer carpet inside. Fully fenced backyard with privacy fence. This home is perfect for new investors or any buyer looking for a great home in westland. Buyers agent to verify all information. Buyer is resposnible for certificate of occupancy. Buyer is responsible for C of O. House is Winter resistant. Do not run the water while showing.

3. 2026-01-24
   price $129,999 463-char remark

   Show marketing remark (463 chars)

   Attention investors, This property is perfect to work. Being sold as is condition. 3 bedroom house. Freshly painted and has newer carpet inside. Fully fenced backyard with privacy fence. This home is perfect for new investors or any buyer looking for a great home in westland. Buyers agent to verify all information. Buyer is resposnible for certificate of occupancy. Buyer is responsible for C of O. House is Winter resistant. Do not run the water while showing.

4. 2026-01-23
   price $129,999
5. 2026-01-12
   listed $139,999 Active 463-char remark

   Show marketing remark (463 chars)

   Attention investors, This property is perfect to work. Being sold as is condition. 3 bedroom house. Freshly painted and has newer carpet inside. Fully fenced backyard with privacy fence. This home is perfect for new investors or any buyer looking for a great home in westland. Buyers agent to verify all information. Buyer is resposnible for certificate of occupancy. Buyer is responsible for C of O. House is Winter resistant. Do not run the water while showing.

6. 2026-01-12
   listed $139,999 Active

   Show marketing remark (463 chars)

   Attention investors, This property is perfect to work. Being sold as is condition. 3 bedroom house. Freshly painted and has newer carpet inside. Fully fenced backyard with privacy fence. This home is perfect for new investors or any buyer looking for a great home in westland. Buyers agent to verify all information. Buyer is resposnible for certificate of occupancy. Buyer is responsible for C of O. House is Winter resistant. Do not run the water while showing.

7. 2025-10-27
   historical
8. 2025-10-27
   historical
9. 2025-07-13
   listed $125,000 Active
10. 2025-07-12
    listed $125,000 Active
11. 2024-09-04
    historical
12. 2024-09-04
    historical
13. 2024-06-29
    listed $160,000 Active
14. 2024-06-29
    listed $160,000 Active
15. 2024-06-27
    historical
16. 2024-06-27
    historical
17. 2017-11-01
    soldstatus $76,000
18. 2017-10-16
    soldstatus $76,000 Sold
19. 2017-10-16
    soldstatus $76,000 Closed
20. 2017-08-18
    status Pending
21. 2017-08-18
    status Pending
22. 2017-08-14
    status Active
23. 2017-08-14
    status Pending
24. 2017-08-12
    status Active
25. 2017-08-12
    status Active
26. 2017-08-11
    status Pending
27. 2017-08-11
    status Pending
28. 2017-07-28
    listed $75,000 Active
29. 2017-07-28
    listed $75,000 Active
30. 2016-09-14
    historical
31. 2016-09-14
    historical
32. 2016-08-18
    listed $39,900 Active
33. 2016-08-18
    listed $39,900 Active
34. 2003-04-17
    soldstatus $69,000

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$160/yr (+$13/mo · 9.5%)

ⓘ 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 · 14 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: $17,338
• − Mortgage interest: −$7,282
• − Property taxes: −$1,683
• − Insurance: −$650
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,782
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,903/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): 48,530
• Household income: $60,854
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2263.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 7% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 5% Arabic 2% 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: ▼ -265.65%
• Current HPI: 237.7594
• Rent YoY: ▲ 0.17%
• 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

+88.4% since first listed

34 events — show timeline

• 2026-02-16 Pending — MiRealSource-MiMLS
• 2026-02-16 Pending — REALCOMP
• 2026-01-24 Price Changed $129,999 MiRealSource-MiMLS
• 2026-01-23 Price Changed $129,999 REALCOMP
• 2026-01-12 Listed $139,999 REALCOMP
• 2026-01-12 Listed $139,999 MiRealSource-MiMLS
• 2025-10-27 Listing Removed — REALCOMP
• 2025-10-27 Listing Removed — MiRealSource-MiMLS
• 2025-07-13 Listed $125,000 REALCOMP
• 2025-07-12 Listed $125,000 MiRealSource-MiMLS
• 2024-09-04 Listing Removed — REALCOMP
• 2024-09-04 Listing Removed — MiRealSource-MiMLS
• 2024-06-29 Listed $160,000 MiRealSource-MiMLS
• 2024-06-29 Listed $160,000 REALCOMP
• 2024-06-27 Coming Soon — MiRealSource-MiMLS
• 2024-06-27 Coming Soon — REALCOMP
• 2017-11-01 Sold (Public Records) $76,000 Public Records
• 2017-10-16 Sold (MLS) $76,000 MiRealSource-MiMLS
• 2017-10-16 Sold (MLS) $76,000 REALCOMP
• 2017-08-18 Pending — MiRealSource-MiMLS
• 2017-08-18 Pending — REALCOMP
• 2017-08-14 Relisted — REALCOMP
• 2017-08-14 Pending — REALCOMP
• 2017-08-12 Relisted — MiRealSource-MiMLS
• 2017-08-12 Relisted — REALCOMP
• 2017-08-11 Pending — MiRealSource-MiMLS
• 2017-08-11 Pending — REALCOMP
• 2017-07-28 Listed $75,000 MiRealSource-MiMLS
• 2017-07-28 Listed $75,000 REALCOMP
• 2016-09-14 Listing Removed — REALCOMP
• 2016-09-14 Listing Removed — MiRealSource-MiMLS
• 2016-08-18 Listed $39,900 MiRealSource-MiMLS
• 2016-08-18 Listed $39,900 REALCOMP
• 2003-04-17 Sold (Public Records) $69,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,683 · -17.5% YoY. Source: county tax records.