31505 Allegan Ct · Westland, MI 48186

$139,900

3 bd · 2.0 ba · 1,114 sqft · SingleFamily public records · 17 Days on market

Built 1942 6,534 sqft lot Est $147k · at est.

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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 +20.3/30.0
• ARV discount +9.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready! This turnkey Westland ranch features many recent updates, including new electrical, fresh interior improvements, and newly repainted front and back decks. Home includes washer and dryer for added convenience. Great opportunity for a first-time home buyer or investor. Spacious yard and updated finishes throughout make this home a must-see. Buyers may qualify for the $10,000 State of Michigan MSHDA Program for Westland. Get qualified today and make homeownership a reality!

Key facts

• Renovated
• Washer and dryer
• New electrical

Tags

• RENOVATED
• TURNKEY
• NEW ELECTRICAL
• INTERIOR IMPROVEMENTS
• REPAINTED FRONT AND BACK DECKS
• WASHER AND DRYER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence, one level; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.15 acres (64 x 103)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.9% below list).
• Recommended offer: $136k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 rising (+3.3%/yr); 146 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y ago 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 $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,804 (2.9% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $147,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31505 Allegan Ct	0.00mi	3/2.0	1,114 (0%)	3mo	$120,000	$108	97
31612 Antrim Ct	0.04mi	3/1.0	1,202 (+8%)	8mo	$90,000	$75	74
1748 Gloria St	0.44mi	3/1.0	1,066 (-4%)	1mo	$186,000	$174	68
32521 Newaygo St	0.54mi	3/1.0	1,134 (+2%)	2mo	$145,000	$128	66
1453 S Merriman Rd	0.55mi	3/2.0	1,110 (-0%)	11mo	$170,900	$154	64
32004 Otsego St	0.19mi	2/1.0 (-1)	974 (-13%)	4mo	$135,500	$139	58
1728 Westchester St	0.50mi	3/1.5	998 (-10%)	3mo	$225,000	$225	55
31682 Carlisle Pkwy	0.64mi	3/1.0	1,000 (-10%)	0mo	$125,000	$125	49
3512 Barry St	0.52mi	3/1.0	979 (-12%)	4mo	$129,000	$132	49
30270 Spring Arbor Dr	0.68mi	3/1.0	1,025 (-8%)	5mo	$130,000	$127	47
32219 Carlisle Pkwy	0.75mi	3/1.0	1,174 (+5%)	8mo	$184,300	$157	45
32495 Tod Ave	0.66mi	2/1.0 (-1)	952 (-14%)	11mo	$125,000	$131	26

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,830
• Equity at exit: $20,860

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,835
• 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 48186

• Rents YoY: 3.3%
• Active inventory: 146
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $180

Break-even live

Break-even rent $1,130

Max offer price $139,900

Occupancy floor 82%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	16d	1	0.27mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.67mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.67mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	0.77mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	24d	1	0.81mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	43d	1	0.86mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	2d	1	0.99mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	1.01mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	16d	1	1.12mi
33240 Parkwood St Westland, MI	3.0	1.0	1481	$1,750	$1.18	14d	1	1.12mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	1.15mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	1.18mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	2d	5	1.20mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	1.23mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	43d	1	1.31mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	43d	1	1.34mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	14d	1	1.34mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.36mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	1.36mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	1.38mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	1.39mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	1d	7	1.41mi

Listing history 13 events

1. 2026-06-18
   days on market $139,900 Active 17 DOM
2. 2026-06-17
   days on market $139,900 Active 16 DOM
3. 2026-06-16
   days on market $139,900 Active 15 DOM
4. 2026-06-15
   days on market $139,900 Active 14 DOM
5. 2026-06-13
   days on market $139,900 Active 12 DOM
6. 2026-06-13
   days on market $139,900 Active 11 DOM
7. 2026-06-09
   days on market $139,900 Active 8 DOM
8. 2026-06-08
   days on market $139,900 Active 7 DOM
9. 2026-06-07
   days on market $139,900 Active 6 DOM
10. 2026-06-04
    days on market $139,900 Active 3 DOM
11. 2026-06-03
    days on market $139,900 Active 2 DOM
12. 2026-06-02
    remarks 515-char remark
13. 2026-06-02
    listed $139,900 Active 1 DOM

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$473/yr (+$39/mo · 39.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,296
• − Mortgage interest: −$7,837
• − Property taxes: −$1,208
• − Insurance: −$700
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,070
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,193/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): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 1%

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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+100.1% since first listed

45 events — show timeline

• 2026-06-01 Listed $139,900 REALCOMP
• 2026-06-01 Listed $139,900 MiRealSource-MiMLS
• 2026-03-13 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2026-03-13 Sold (MLS) $120,000 REALCOMP
• 2026-02-07 Pending — MiRealSource-MiMLS
• 2026-02-07 Pending — REALCOMP
• 2026-01-23 Contingent — MiRealSource-MiMLS
• 2026-01-23 Contingent — REALCOMP
• 2026-01-13 Price Changed $125,000 MiRealSource-MiMLS
• 2026-01-12 Price Changed $125,000 REALCOMP
• 2025-12-29 Relisted — MiRealSource-MiMLS
• 2025-12-29 Relisted — REALCOMP
• 2025-12-28 Pending — MiRealSource-MiMLS
• 2025-12-28 Pending — REALCOMP
• 2025-12-20 Price Changed $130,000 MiRealSource-MiMLS
• 2025-12-19 Price Changed $130,000 REALCOMP
• 2025-12-10 Price Changed $135,000 MiRealSource-MiMLS
• 2025-12-09 Price Changed $135,000 REALCOMP
• 2025-12-02 Price Changed $140,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $140,000 REALCOMP
• 2025-11-02 Listed $145,000 REALCOMP
• 2025-11-02 Listed $145,000 MiRealSource-MiMLS
• 2023-11-09 Sold (Public Records) $55,000 Public Records
• 2019-07-12 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2019-07-12 Sold (MLS) $55,000 REALCOMP
• 2019-07-09 Pending — MiRealSource-MiMLS
• 2019-07-09 Pending — REALCOMP
• 2019-06-23 Price Changed $57,000 MiRealSource-MiMLS
• 2019-06-23 Price Changed $57,000 REALCOMP
• 2019-06-11 Listed $67,000 MiRealSource-MiMLS
• 2019-06-11 Listed $67,000 REALCOMP
• 2011-06-21 Sold (MLS) $10,000 REALCOMP
• 2011-06-21 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2011-05-10 Listing Removed — MiRealSource-MiMLS
• 2011-04-27 Listed $9,477 REALCOMP
• 2011-04-27 Listed $9,477 MiRealSource-MiMLS
• 2011-04-21 Listing Removed — REALCOMP
• 2011-04-21 Listing Removed — MiRealSource-MiMLS
• 2011-01-21 Listed $10,530 REALCOMP
• 2011-01-21 Listed $10,530 MiRealSource-MiMLS
• 2004-04-07 Sold (Public Records) $72,900 Public Records
• 2004-02-17 Sold (MLS) $72,900 REALCOMP
• 2003-10-17 Listing Removed — REALCOMP
• 2003-10-17 Listed $69,900 REALCOMP
• 2003-08-05 Listed $69,900 REALCOMP

Property tax history

+2.8%/yr

Latest (2025): $1,208 · -28.7% YoY. Source: county tax records.