11514 N Haggerty Rd · Plymouth, MI 48170

$295,000

3 bd · 1.5 ba · 1,767 sqft · SingleFamily public records · 33 Days on market

Built 1966 7,405 sqft lot $167/sqft · at area comps Est $363k · 19% under

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just 0.3 miles to Hines Park and 1.3 miles to Kellogg Park in the desirable community of Plymouth, this 3-bedroom, 1.5-bathroom home offers a fantastic opportunity for buyers looking to put their personal touch on a property. The main level features a family room with a fireplace that opens into a heated sunroom, while beautiful hardwood floors bring character to the living room and upstairs bedrooms. And the large third bedroom, originally two separate rooms, presents a unique opportunity to easily add a wall and convert the layout into a 4-bedroom home. The partially finished basement offers a flexible bonus space and great storage. Notable recent updates include a new roof installed in 2020 and brand-new front, back, and screen doors added in 2025. Plus, there is an attached 2-car garage. Outdoors, you'll find a fully fenced backyard ideal for pets or gatherings. While the property does need some work, its incredible potential makes it a diamond in the rough.

Key facts

• Flexible bonus space
• Heated sunroom
• Family room

Tags

• FAMILY ROOM
• FIREPLACE
• HEATED SUNROOM
• HARDWOOD FLOORS
• PARTIALLY FINISHED BASEMENT
• FLEXIBLE BONUS SPACE

Property features AI

Exterior

• Parking: Attached garage with direct access; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry with steps; Brick and vinyl siding exterior; Asphalt roof; Property faces unspecified direction
• Construction: Built with brick and vinyl siding
• Exterior features: Back yard with fencing; Paved road access; Sidewalks in the community; Has spa/hot tub

Interior

• Kitchen: Free-standing electric range; Microwave; Free-standing refrigerator; Portable dishwasher
• Bedrooms: Total of 10 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Fireplace in the family room; Full, partially finished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+3.4%/yr); 234 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 33 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1966 — 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. 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: 1.03% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $362,699
• List price: $295,000
• Delta: -18.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41079 E Ann Arbor Trl	0.12mi	3/1.5	1,722 (-2%)	9mo	$410,000	$238	82
11467 Russell Ave	0.03mi	4/2.5 (+1)	1,850 (+5%)	1mo	$371,000	$201	81
40936 Micol Dr	0.07mi	3/2.0	1,578 (-11%)	1mo	$380,000	$241	76
11463 Morgan Ave	0.08mi	3/2.0	1,984 (+12%)	4mo	$429,000	$216	71
9466 Marilyn Ave	0.49mi	3/1.5	1,823 (+3%)	6mo	$380,000	$208	66
11634 Spicer Dr	0.42mi	3/1.5	1,683 (-5%)	11mo	$380,000	$226	63
11807 Francis Ave	0.29mi	4/2.0 (+1)	1,985 (+12%)	1mo	$410,000	$207	58
40585 Pinetree Dr	0.36mi	3/2.5	1,950 (+10%)	4mo	$383,500	$197	58
40395 Gilbert St	0.30mi	3/2.0	1,966 (+11%)	10mo	$315,000	$160	58
10496 Chestnut Ct	0.42mi	3/2.5	1,986 (+12%)	6mo	$380,000	$191	51
11619 Parkview Dr	0.65mi	3/1.5	1,649 (-7%)	9mo	$387,000	$235	51
42071 Lindsay Dr	0.66mi	3/1.5	1,554 (-12%)	7mo	$433,000	$279	43

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-20,188
• Equity at exit: $43,985

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $21,327
• Equity at exit: $25,506

Cash invested: $82,600 (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 48170

• Rents YoY: 3.4%
• Active inventory: 234
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,035 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$313 /mo · $3,752/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $415

Break-even live

Break-even rent $2,510

Max offer price $295,000

Occupancy floor 81%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10703 Barrett Plymouth, MI	3.0	2.5	1917	$3,100	$1.62	44d	1	0.51mi
10633 Barrett Plymouth, MI	3.0	3.5	2047	$4,000	$1.95	44d	1	0.51mi
270 S Mill St Plymouth, MI	3.0	3.5	2060	$5,000	$2.43	4d	1	0.92mi
258 S Mill St Plymouth, MI	3.0	3.5	2417	$3,900	$1.61	15d	1	0.92mi
301 Plymouth Rd Plymouth, MI	1.0–2.0	1.0–2.0	1119	$2,830	$2.53	2d	6	1.03mi
8375 Honeytree Blvd Canton, MI	1.0–4.0	1.0–2.5	1135	$1,740	$1.53	2d	1	1.26mi
8485 Forrest Dr Canton, MI	4.0	2.0	1494	$2,150	$1.44	2d	1	1.28mi
37950 Grantland St Livonia, MI	3.0	1.0	1820	$2,450	$1.35	24d	1	1.47mi

Listing history 18 events

1. 2026-06-17
   status $295,000 Pending 33 DOM

   Show marketing remark (976 chars)

   Just 0.3 miles to Hines Park and 1.3 miles to Kellogg Park in the desirable community of Plymouth, this 3-bedroom, 1.5-bathroom home offers a fantastic opportunity for buyers looking to put their personal touch on a property. The main level features a family room with a fireplace that opens into a heated sunroom, while beautiful hardwood floors bring character to the living room and upstairs bedrooms. And the large third bedroom, originally two separate rooms, presents a unique opportunity to easily add a wall and convert the layout into a 4-bedroom home. The partially finished basement offers a flexible bonus space and great storage. Notable recent updates include a new roof installed in 2020 and brand-new front, back, and screen doors added in 2025. Plus, there is an attached 2-car garage. Outdoors, you'll find a fully fenced backyard ideal for pets or gatherings. While the property does need some work, its incredible potential makes it a diamond in the rough.

2. 2026-06-17
   days on market $295,000 Active Under Contract 33 DOM

   Show marketing remark (976 chars)

   Just 0.3 miles to Hines Park and 1.3 miles to Kellogg Park in the desirable community of Plymouth, this 3-bedroom, 1.5-bathroom home offers a fantastic opportunity for buyers looking to put their personal touch on a property. The main level features a family room with a fireplace that opens into a heated sunroom, while beautiful hardwood floors bring character to the living room and upstairs bedrooms. And the large third bedroom, originally two separate rooms, presents a unique opportunity to easily add a wall and convert the layout into a 4-bedroom home. The partially finished basement offers a flexible bonus space and great storage. Notable recent updates include a new roof installed in 2020 and brand-new front, back, and screen doors added in 2025. Plus, there is an attached 2-car garage. Outdoors, you'll find a fully fenced backyard ideal for pets or gatherings. While the property does need some work, its incredible potential makes it a diamond in the rough.

3. 2026-06-16
   days on market $295,000 Active Under Contract 32 DOM
4. 2026-06-15
   days on market $295,000 Active Under Contract 31 DOM
5. 2026-06-13
   days on market $295,000 Active Under Contract 29 DOM
6. 2026-06-09
   days on market $295,000 Active Under Contract 25 DOM
7. 2026-06-08
   days on market $295,000 Active Under Contract 24 DOM
8. 2026-06-07
   days on market $295,000 Active Under Contract 23 DOM
9. 2026-06-04
   days on market $295,000 Active Under Contract 20 DOM
10. 2026-06-03
    days on market $295,000 Active Under Contract 19 DOM
11. 2026-06-02
    days on market $295,000 Active Under Contract 18 DOM
12. 2026-06-01
    days on market $295,000 Active Under Contract 17 DOM
13. 2026-05-31
    days on market $295,000 Active Under Contract 16 DOM
14. 2026-05-15
    listed $295,000 Active 982-char remark

    Show marketing remark (976 chars)

    Just 0.3 miles to Hines Park and 1.3 miles to Kellogg Park in the desirable community of Plymouth, this 3-bedroom, 1.5-bathroom home offers a fantastic opportunity for buyers looking to put their personal touch on a property. The main level features a family room with a fireplace that opens into a heated sunroom, while beautiful hardwood floors bring character to the living room and upstairs bedrooms. And the large third bedroom, originally two separate rooms, presents a unique opportunity to easily add a wall and convert the layout into a 4-bedroom home. The partially finished basement offers a flexible bonus space and great storage. Notable recent updates include a new roof installed in 2020 and brand-new front, back, and screen doors added in 2025. Plus, there is an attached 2-car garage. Outdoors, you'll find a fully fenced backyard ideal for pets or gatherings. While the property does need some work, its incredible potential makes it a diamond in the rough.

15. 2026-05-15
    listed $295,000 Active 976-char remark

    Show marketing remark (976 chars)

    Just 0.3 miles to Hines Park and 1.3 miles to Kellogg Park in the desirable community of Plymouth, this 3-bedroom, 1.5-bathroom home offers a fantastic opportunity for buyers looking to put their personal touch on a property. The main level features a family room with a fireplace that opens into a heated sunroom, while beautiful hardwood floors bring character to the living room and upstairs bedrooms. And the large third bedroom, originally two separate rooms, presents a unique opportunity to easily add a wall and convert the layout into a 4-bedroom home. The partially finished basement offers a flexible bonus space and great storage. Notable recent updates include a new roof installed in 2020 and brand-new front, back, and screen doors added in 2025. Plus, there is an attached 2-car garage. Outdoors, you'll find a fully fenced backyard ideal for pets or gatherings. While the property does need some work, its incredible potential makes it a diamond in the rough.

16. 1999-02-01
    soldstatus $143,500
17. 1998-10-07
    soldstatus $143,500
18. 1998-07-29
    listed $149,900

ⓘ 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: $3,752 · $313/mo
• Projected year-2 tax: $4,148 · $346/mo
• Expected delta: +$395/yr (+$33/mo · 10.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,421
• − Mortgage interest: −$16,525
• − Property taxes: −$3,752
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − Depreciation: −$8,582
• Taxable income: $260
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $4,919/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): 40,076
• Household income: $114,278
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 790.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -336.77%
• Current HPI: 208.6713
• Rent YoY: ▲ 3.38%
• 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

+110.1% since first listed

11 events — show timeline

• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-17 Pending — REALCOMP
• 2026-06-12 Sold (MLS) $315,000 REALCOMP
• 2026-06-12 Sold (MLS) $315,000 MiRealSource-MiMLS
• 2026-05-20 Contingent — MiRealSource-MiMLS
• 2026-05-20 Contingent — REALCOMP
• 2026-05-15 Listed $295,000 REALCOMP
• 2026-05-15 Listed $295,000 MiRealSource-MiMLS
• 1999-02-01 Sold (Public Records) $143,500 Public Records
• 1998-10-07 Sold (MLS) $143,500 REALCOMP
• 1998-07-29 Listed $149,900 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $3,752 · +2.7% YoY. Source: county tax records.