6333 N Beck Rd · Plymouth, MI 48187

$350,000

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 24 Days on market

Built 1958 0.50 ac lot Est $243k · 44% over

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Why this score? — see what drove the F 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 +12.0/30.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this updated ranch home in desirable Canton featuring 3 bedrooms, an open-concept floor plan, and hardwood flooring throughout. The updated island kitchen includes stainless steel appliances, a breakfast bar, flows seamlessly into the main living area. Step outside to enjoy the impressive deep 1/2-acre lot offering endless possibilities for outdoor entertaining, gatherings, gardening, or future expansion. This move-in ready home is ideally located near shopping centers, restaurants, coffee shops, parks, walking trails, golf courses, and major expressways for an easy commute. Enjoy close proximity to IKEA Canton, Ford Road Shopping District, and nearby entertainment, while also be

Key facts

• Hardwood flooring
• Updated ranch home
• Island kitchen

Tags

• UPDATED RANCH HOME
• OPEN-CONCEPT FLOOR PLAN
• HARDWOOD FLOORING
• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: Lot approximately 0.5 acre (96 x 226); North of Warren Rd / West Canton Center Rd; Korpal Subdivision

Exterior

• Parking: Attached garage with direct access and garage door opener; 2 garage spaces
• Utilities: Water: Public and private well available; Sewer: Public sewer; Power: (standard residential service)
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Full unfinished basement
• Exterior features: Patio; Outdoor lighting; Paved road access

Interior

• Kitchen: Dishwasher; Free‑standing electric oven; Microwave; Garbage disposal; Stainless steel appliances
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Dishwasher; Garbage disposal; Dryer; Free‑standing electric oven; Microwave; Stainless steel appliances; Washer; Wood-burning fireplace in the basement; Basement sump pump; Full unfinished basement
• Laundry & utility: Washer and dryer; Gas water heater; Basement sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (27.6% below list).
• Recommended offer: $253k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Plymouth-Canton Community Schools (suburban): math 58% / reading 66% proficiency, ranked #27 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 180 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 $2k of loan paydown is wiped out by about $10k 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 24 days — a 2% lower offer ($345k) 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 $100k; list at $350k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $253,321 (27.6% 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 1958 — 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: 0.72% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $243,210
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46555 Maben Rd	0.57mi	2/1.0 (-1)	1,061 (+6%)	8mo	$257,000	$242	52

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-65,653
• Equity at exit: $52,186

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-78,783
• Equity at exit: $30,262

Cash invested: $98,000 (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 48187

• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,533 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-82

Break-even live

Break-even rent $2,637

Max offer price $335,575

Occupancy floor 98%

Sensitivity live

Price	-10% $116	-5% $17	+0% $-82	+5% $-181	+10% $-280
Rent	-10% $-282	-5% $-182	+0% $-82	+5% $18	+10% $118
Rate	-1.0pp $95	-0.5pp $7	base $-82	+0.5pp $-172	+1.0pp $-265

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49300 Crabtree Xing Canton, MI	1.0–3.0	1.0–2.5	1344	$3,110	$2.31	0d	15	1.00mi
44567 Savery Dr Canton, MI	3.0	1.5	1218	$2,250	$1.85	44d	1	1.50mi

Listing history 18 events

1. 2026-06-15
   status $350,000 Pending 24 DOM
2. 2026-06-15
   days on market $350,000 Active Under Contract 24 DOM
3. 2026-06-13
   days on market $350,000 Active Under Contract 22 DOM
4. 2026-06-09
   statusdays on market $350,000 Active Under Contract 18 DOM
5. 2026-06-08
   days on market $350,000 Active 17 DOM
6. 2026-06-07
   days on market $350,000 Active 16 DOM
7. 2026-06-04
   days on market $350,000 Active 13 DOM
8. 2026-06-03
   days on market $350,000 Active 12 DOM
9. 2026-06-02
   days on market $350,000 Active 11 DOM
10. 2026-06-01
    days on market $350,000 Active 10 DOM
11. 2026-05-31
    days on market $350,000 Active 9 DOM
12. 2026-05-22
    listed $375,000 Active
13. 2026-05-22
    historical
14. 2026-05-22
    listed $375,000 Active
15. 2026-05-22
    historical
16. 2026-05-22
    listed $350,000 Active
17. 2026-05-22
    listed $350,000 Active
18. 2025-08-07
    soldstatus $100,000

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $3,305 · $275/mo
• Expected delta: +$2,085/yr (+$174/mo · 171.0%)

ⓘ 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 ≥97°F today · 14 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: $30,399
• − Mortgage interest: −$19,605
• − Property taxes: −$1,219
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$10,182
• Taxable loss: −$7,222
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $753/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: Plymouth-Canton Community Schools
• NCES district ID: 2628560
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $82,996
• Composite: 55.86/100
• National rank: #1204
• State rank: #27 of 540 in MI

Livability — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 40,076
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 53,376
• Household income: $120,321
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1006.0

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: Majority White (65%)
• Race & ethnicity: White 65% Asian 17% Black 9% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 11% Italian 3% Slovak 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Indo-European 9% Other Asian/Pacific 3% Arabic 3%

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: ▼ -299.97%
• Current HPI: 198.75
• Rent YoY: ▲ 1.58%
• 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

+250.0% since first listed

7 events — show timeline

• 2026-05-22 Listed $350,000 REALCOMP
• 2026-05-22 Listed $350,000 MiRealSource-MiMLS
• 2026-05-22 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listed $375,000 MiRealSource-MiMLS
• 2026-05-22 Listing Removed — REALCOMP
• 2026-05-22 Listed $375,000 REALCOMP
• 2025-08-07 Sold (Public Records) $100,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $1,219 · -56.9% YoY. Source: county tax records.