27564 W Chicago St · Livonia, MI 48150

$259,900

3 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 6 Days on market

Built 1952 4,792 sqft lot Est $235k · 11% 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 +10.3/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• ARV discount +2.7/15.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached 2-car garage (approx. 20 x 20)
• Utilities: Public water; Public sewer (assumed by public water listing); Natural gas service; Gas water heater; Central A/C; Forced air heating
• Home design: Residential property; 1½-story home; Built in 1952
• Construction: Basement foundation
• Exterior features: Brick exterior; Deck; Fenced yard; Patio; Porch; Corner lot; Paved street frontage

Interior

• Kitchen: Kitchen on entry level (approx. 9 x 11) with ceramic flooring; Appliances include dishwasher, disposal, microwave, range/oven, refrigerator
• Bedrooms: Primary bedroom on second floor (29 x 12) with carpet; Second bedroom on entry level (10 x 11) with wood flooring; Third bedroom on entry level (approx. 10' wide) with wood flooring
• Flooring: Wood flooring in living room, dining room, and two bedrooms; Laminate in family room; Carpet in primary bedroom; Ceramic tile in kitchen
• Bathrooms: 2 full bathrooms; Main-level bathroom (approx. 6 x 7); Basement bathroom (approx. 7 x 4)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 9 total rooms; Finished basement
• Laundry & utility: Washer included; Public water; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (25.0% below list).
• Recommended offer: $195k (25.0% below list) — sets the bar for 1% rule.

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: 97 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,027 (25.0% 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 1952 — 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 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 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: 0.75% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $234,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9559 Nathaline	0.45mi	3/1.5	1,480 (+1%)	5mo	$145,000	$98	71
9994 Deering St	0.26mi	3/1.0	1,375 (-6%)	9mo	$245,000	$178	66
8915 Sioux	0.54mi	3/1.5	1,351 (-8%)	2mo	$230,000	$170	57
9743 Garden St	0.70mi	3/1.5	1,578 (+8%)	2mo	$308,035	$195	51
8937 Sunbury	0.66mi	3/1.5	1,541 (+5%)	10mo	$290,000	$188	51
11305 Arcola St	0.33mi	3/1.0	1,638 (+12%)	13mo	$239,000	$146	51
11384 Sioux	0.54mi	3/1.0	1,300 (-11%)	2mo	$165,000	$127	50
9020 Leverne	0.72mi	3/2.0	1,360 (-7%)	6mo	$239,900	$176	49
11311 Tecumseh	0.59mi	4/2.0 (+1)	1,341 (-9%)	4mo	$117,500	$88	49
9544 Nathaline Ave	0.47mi	4/1.5 (+1)	1,302 (-11%)	7mo	$199,900	$154	46
11376 MERCEDES	0.47mi	3/1.0	1,300 (-11%)	14mo	$200,000	$154	44
11920 Cavell St	0.63mi	4/1.0 (+1)	1,250 (-15%)	5mo	$200,000	$160	32

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-51,144
• Equity at exit: $38,752

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-56,276
• Equity at exit: $22,471

Cash invested: $72,772 (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 48150

• Active inventory: 97
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$211 /mo · $2,527/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-141

Break-even live

Break-even rent $2,129

Max offer price $234,969

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-68	+0% $-141	+5% $-215	+10% $-288
Rent	-10% $-295	-5% $-218	+0% $-141	+5% $-64	+10% $13
Rate	-1.0pp $-10	-0.5pp $-75	base $-141	+0.5pp $-208	+1.0pp $-277

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	0.58mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.71mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	0.73mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	0.91mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	1.24mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	25d	1	1.45mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	17d	1	1.46mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	1.46mi

Listing history 26 events

1. 2026-06-01
   status $259,900 Pending 6 DOM
2. 2026-05-31
   statusdays on market $259,900 Active Under Contract 6 DOM
3. 2026-05-19
   historical $259,900
4. 2022-08-24
   soldstatus $225,000
5. 2022-08-23
   soldstatus $225,000 Sold 444-char remark

   Show marketing remark (444 chars)

   Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

6. 2022-08-23
   soldstatus $225,000 Closed

   Show marketing remark (444 chars)

   Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

7. 2022-08-08
   status Pending

   Show marketing remark (444 chars)

   Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

8. 2022-08-08
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

9. 2022-07-24
   price $224,900

   Show marketing remark (444 chars)

   Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

10. 2022-07-24
    price $224,900 444-char remark

    Show marketing remark (444 chars)

    Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

11. 2022-06-28
    listed $235,000 Active 444-char remark

    Show marketing remark (444 chars)

    Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

12. 2022-06-28
    listed $235,000 Active

    Show marketing remark (444 chars)

    Searching for a home that fits all your family needs? Well, look no further, this home has everything you need from 2 kitchen area's, 3 bedrooms, 2 full bathrooms, and an extremely spacious designated office area. This home is located near major freeways, minutes away from shopping centers, and restaurants. Sitting on a corner lot makes this home perfect for entertaining and so much more! Schedule your appointment today with your realtor!

13. 2015-10-28
    soldstatus $140,000
14. 2015-10-02
    soldstatus $141,000 Sold
15. 2015-10-02
    soldstatus $141,000
16. 2015-08-21
    historical
17. 2015-08-20
    historical
18. 2015-07-23
    status Active
19. 2015-07-01
    historical
20. 2015-06-27
    price $143,000
21. 2015-06-21
    listed $150,000 Active
22. 2015-06-18
    historical
23. 2015-06-18
    historical
24. 2015-06-17
    listed $143,000
25. 2015-05-19
    listed $150,000 Active
26. 2015-05-19
    listed $150,000

ⓘ 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: $2,527 · $211/mo
• Projected year-2 tax: $3,265 · $272/mo
• Expected delta: +$738/yr (+$61/mo · 29.2%)

ⓘ 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 · 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: $23,403
• − Mortgage interest: −$14,558
• − Property taxes: −$2,527
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$7,561
• Taxable loss: −$6,287
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $-185/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): 26,687
• Household income: $97,997
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 110.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 13% Italian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Arabic 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: ▼ -341.08%
• Current HPI: 197.495
• 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

+73.3% since first listed

24 events — show timeline

• 2026-05-19 Coming Soon $259,900 MiRealSource-MiMLS
• 2022-08-24 Sold (Public Records) $225,000 Public Records
• 2022-08-23 Sold (MLS) $225,000 MiRealSource-MiMLS
• 2022-08-23 Sold (MLS) $225,000 REALCOMP
• 2022-08-08 Pending — MiRealSource-MiMLS
• 2022-08-08 Pending — REALCOMP
• 2022-07-24 Price Changed $224,900 MiRealSource-MiMLS
• 2022-07-24 Price Changed $224,900 REALCOMP
• 2022-06-28 Listed $235,000 MiRealSource-MiMLS
• 2022-06-28 Listed $235,000 REALCOMP
• 2015-10-28 Sold (Public Records) $140,000 Public Records
• 2015-10-02 Sold (MLS) $141,000 MiRealSource-MiMLS
• 2015-10-02 Sold (MLS) $141,000 REALCOMP
• 2015-08-21 Listing Removed — REALCOMP
• 2015-08-20 Listing Removed — MiRealSource-MiMLS
• 2015-07-23 Relisted — REALCOMP
• 2015-07-01 Listing Removed — REALCOMP
• 2015-06-27 Price Changed $143,000 REALCOMP
• 2015-06-21 Listed $150,000 REALCOMP
• 2015-06-18 Listing Removed — REALCOMP
• 2015-06-18 Listing Removed — MiRealSource-MiMLS
• 2015-06-17 Listed $143,000 MiRealSource-MiMLS
• 2015-05-19 Listed $150,000 REALCOMP
• 2015-05-19 Listed $150,000 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $2,527 · -44.8% YoY. Source: county tax records.