9311 Dixie · Redford, MI 48239

$199,900

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 96 Days on market

Built 1953 4,356 sqft lot $156/sqft · 57% above area Est $211k · 5% under

---

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).

• Cash flow +14.9/30.0
• ARV discount +9.8/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Redford Bungalow! Step inside to a beautifully updated kitchen featuring brand new granite countertops, a striking custom backsplash, and sleek new tile flooring that flows seamlessly into the Breakfast/Dining area. The living room and main floor bedrooms boast stunning, refinished hardwood floors, complemented by fresh, neutral paint throughout. Updated Bathroom, with tile surround, new tub, tile floor and vanity. Upstairs you'll find new carpeting, unique built-in dressers, a cedar-lined closet, and a spacious deep closet for extra storage. The finished basement offers brand new carpet, a versatile bonus room and an office/library use your imagination of what this great space could be used for, relaxing or entertaining. Enjoy the outdoors in the large, fully fenced backyard - perfect for gatherings, pets, or play. A perfect blend of character, updates, and space in a great Redford location!

Key facts

• Custom backsplash
• Updated kitchen
• Tile flooring

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM BACKSPLASH
• TILE FLOORING
• REFINISHED HARDWOOD FLOORS
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $58 ($696/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 $175k (12.4% below list).
• Recommended offer: $175k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 96 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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 $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,169 (12.4% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $210,890
• List price: $199,900
• Delta: -5.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9335 Louis St	0.40mi	3/1.5	1,267 (-1%)	1mo	$255,000	$201	77
9543 Lenore Ave	0.25mi	3/2.0	1,286 (+1%)	8mo	$203,000	$158	77
9043 Wormer	0.32mi	3/1.5	1,371 (+7%)	4mo	$180,000	$131	68
8931 Wormer	0.36mi	3/1.5	1,215 (-5%)	7mo	$190,000	$156	67
8476 Robindale Ave	0.60mi	3/1.0	1,304 (+2%)	9mo	$180,000	$138	61
10044 Arnold	0.54mi	3/1.0	1,213 (-5%)	9mo	$159,990	$132	59
9938 Royal Grand	0.62mi	3/1.0	1,219 (-5%)	6mo	$197,000	$162	58
9979 Virgil Ave	0.72mi	3/1.5	1,228 (-4%)	7mo	$219,900	$179	52
11391 Winston	0.53mi	3/1.5	1,443 (+13%)	1mo	$136,000	$94	51
9375 Riverview	0.50mi	3/1.5	1,108 (-13%)	6mo	$210,000	$190	48
8329 Lenore St	0.69mi	4/1.0 (+1)	1,400 (+10%)	5mo	$192,500	$138	43
9025 Appleton	0.60mi	3/1.0	1,092 (-15%)	6mo	$205,000	$188	42

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-28,266
• Equity at exit: $29,806

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-18,068
• Equity at exit: $17,284

Cash invested: $55,972 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$194 /mo · $2,331/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $58

Break-even live

Break-even rent $1,678

Max offer price $199,900

Occupancy floor 92%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	0.59mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	14d	1	0.62mi
25615 Tireman St Dearborn Heights, MI	3.0	1.5	1855	$1,900	$1.02	43d	1	1.05mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.12mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	12d	1	1.16mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	1d	1	1.26mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.31mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.31mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.31mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	1.41mi

Listing history 45 events

1. 2026-06-18
   days on market $199,900 Active 96 DOM
2. 2026-06-17
   days on market $199,900 Active 95 DOM
3. 2026-06-16
   days on market $199,900 Active 94 DOM
4. 2026-06-15
   days on market $199,900 Active 93 DOM
5. 2026-06-13
   days on market $199,900 Active 91 DOM
6. 2026-06-09
   days on market $199,900 Active 87 DOM
7. 2026-06-08
   days on market $199,900 Active 86 DOM
8. 2026-06-07
   days on market $199,900 Active 85 DOM
9. 2026-06-04
   days on market $199,900 Active 82 DOM
10. 2026-06-03
    days on market $199,900 Active 81 DOM
11. 2026-06-02
    days on market $199,900 Active 80 DOM
12. 2026-06-01
    days on market $199,900 Active 79 DOM
13. 2026-05-31
    days on market $199,900 Active 78 DOM
14. 2026-04-30
    price $199,900 911-char remark

    Show marketing remark (911 chars)

    Large Redford Bungalow! Step inside to a beautifully updated kitchen featuring brand new granite countertops, a striking custom backsplash, and sleek new tile flooring that flows seamlessly into the Breakfast/Dining area. The living room and main floor bedrooms boast stunning, refinished hardwood floors, complemented by fresh, neutral paint throughout. Updated Bathroom, with tile surround, new tub, tile floor and vanity. Upstairs you'll find new carpeting, unique built-in dressers, a cedar-lined closet, and a spacious deep closet for extra storage. The finished basement offers brand new carpet, a versatile bonus room and an office/library use your imagination of what this great space could be used for, relaxing or entertaining. Enjoy the outdoors in the large, fully fenced backyard - perfect for gatherings, pets, or play. A perfect blend of character, updates, and space in a great Redford location!

15. 2026-04-30
    price $199,900 911-char remark

    Show marketing remark (911 chars)

    Large Redford Bungalow! Step inside to a beautifully updated kitchen featuring brand new granite countertops, a striking custom backsplash, and sleek new tile flooring that flows seamlessly into the Breakfast/Dining area. The living room and main floor bedrooms boast stunning, refinished hardwood floors, complemented by fresh, neutral paint throughout. Updated Bathroom, with tile surround, new tub, tile floor and vanity. Upstairs you'll find new carpeting, unique built-in dressers, a cedar-lined closet, and a spacious deep closet for extra storage. The finished basement offers brand new carpet, a versatile bonus room and an office/library use your imagination of what this great space could be used for, relaxing or entertaining. Enjoy the outdoors in the large, fully fenced backyard - perfect for gatherings, pets, or play. A perfect blend of character, updates, and space in a great Redford location!

16. 2026-03-14
    listed $209,000 Active 911-char remark

    Show marketing remark (911 chars)

    Large Redford Bungalow! Step inside to a beautifully updated kitchen featuring brand new granite countertops, a striking custom backsplash, and sleek new tile flooring that flows seamlessly into the Breakfast/Dining area. The living room and main floor bedrooms boast stunning, refinished hardwood floors, complemented by fresh, neutral paint throughout. Updated Bathroom, with tile surround, new tub, tile floor and vanity. Upstairs you'll find new carpeting, unique built-in dressers, a cedar-lined closet, and a spacious deep closet for extra storage. The finished basement offers brand new carpet, a versatile bonus room and an office/library use your imagination of what this great space could be used for, relaxing or entertaining. Enjoy the outdoors in the large, fully fenced backyard - perfect for gatherings, pets, or play. A perfect blend of character, updates, and space in a great Redford location!

17. 2026-03-14
    listed $209,000 Active 911-char remark

    Show marketing remark (911 chars)

    Large Redford Bungalow! Step inside to a beautifully updated kitchen featuring brand new granite countertops, a striking custom backsplash, and sleek new tile flooring that flows seamlessly into the Breakfast/Dining area. The living room and main floor bedrooms boast stunning, refinished hardwood floors, complemented by fresh, neutral paint throughout. Updated Bathroom, with tile surround, new tub, tile floor and vanity. Upstairs you'll find new carpeting, unique built-in dressers, a cedar-lined closet, and a spacious deep closet for extra storage. The finished basement offers brand new carpet, a versatile bonus room and an office/library use your imagination of what this great space could be used for, relaxing or entertaining. Enjoy the outdoors in the large, fully fenced backyard - perfect for gatherings, pets, or play. A perfect blend of character, updates, and space in a great Redford location!

18. 2025-10-15
    historical
19. 2025-10-15
    historical
20. 2025-07-02
    price $199,900
21. 2025-07-02
    price $199,900
22. 2025-06-25
    price $219,000
23. 2025-06-24
    price $219,000
24. 2025-06-15
    listed $224,900 Active
25. 2025-06-15
    listed $224,900 Active
26. 2025-06-10
    historical
27. 2025-02-03
    soldstatus $75,000
28. 2012-08-27
    soldstatus $29,000
29. 2012-08-27
    soldstatus $29,000
30. 2012-08-15
    historical
31. 2012-02-03
    listed $29,500
32. 2012-02-03
    listed $29,500
33. 2011-09-01
    historical
34. 2011-07-01
    historical
35. 2011-06-23
    listed $29,500
36. 2011-05-25
    historical
37. 2011-05-25
    historical
38. 2011-05-22
    listed $29,500
39. 2010-03-15
    listed $50,000
40. 2010-03-15
    listed $50,000
41. 2005-03-02
    soldstatus $115,900
42. 2004-11-29
    soldstatus $115,900
43. 2004-09-09
    listed $117,900
44. 2004-09-08
    historical
45. 2004-07-14
    listed $124,900

ⓘ 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: $2,331 · $194/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$374/yr (+$31/mo · 16.0%)

ⓘ 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 ≥98°F today · 15 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: $21,020
• − Mortgage interest: −$11,198
• − Property taxes: −$2,331
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$5,815
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,341/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 36,976
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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 Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+60.0% since first listed

32 events — show timeline

• 2026-04-30 Price Changed $199,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $199,900 REALCOMP
• 2026-03-14 Listed $209,000 REALCOMP
• 2026-03-14 Listed $209,000 MiRealSource-MiMLS
• 2025-10-15 Listing Removed — MiRealSource-MiMLS
• 2025-10-15 Listing Removed — REALCOMP
• 2025-07-02 Price Changed $199,900 MiRealSource-MiMLS
• 2025-07-02 Price Changed $199,900 REALCOMP
• 2025-06-25 Price Changed $219,000 MiRealSource-MiMLS
• 2025-06-24 Price Changed $219,000 REALCOMP
• 2025-06-15 Listed $224,900 MiRealSource-MiMLS
• 2025-06-15 Listed $224,900 REALCOMP
• 2025-06-10 Coming Soon — MiRealSource-MiMLS
• 2025-02-03 Sold (Public Records) $75,000 Public Records
• 2012-08-27 Sold (MLS) $29,000 REALCOMP
• 2012-08-27 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2012-08-15 Listing Removed — MiRealSource-MiMLS
• 2012-02-03 Listed $29,500 REALCOMP
• 2012-02-03 Listed $29,500 MiRealSource-MiMLS
• 2011-09-01 Listing Removed — REALCOMP
• 2011-07-01 Listing Removed — MiRealSource-MiMLS
• 2011-06-23 Listed $29,500 REALCOMP
• 2011-05-25 Listing Removed — REALCOMP
• 2011-05-25 Listing Removed — MiRealSource-MiMLS
• 2011-05-22 Listed $29,500 MiRealSource-MiMLS
• 2010-03-15 Listed $50,000 REALCOMP
• 2010-03-15 Listed $50,000 MiRealSource-MiMLS
• 2005-03-02 Sold (Public Records) $115,900 Public Records
• 2004-11-29 Sold (MLS) $115,900 REALCOMP
• 2004-09-09 Listed $117,900 REALCOMP
• 2004-09-08 Listing Removed — REALCOMP
• 2004-07-14 Listed $124,900 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $2,331 · -25.6% YoY. Source: county tax records.