8279 Hugh St · Westland, MI 48185

$134,700

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 10 Days on market

Built 1941 6,970 sqft lot Est $158k · 15% under

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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 +22.4/30.0
• ARV discount +14.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Livonia School District. Beautiful home featuring an open-concept layout with recessed lighting throughout. This property sits on a huge corner lot and offers a spacious 2½-car garage. Enjoy the backyard treehouse, central air conditioning, and included appliances. Recent updates include fresh paint and granite countertops, making this home move-in ready. BATVAI

Key facts

• Fresh paint
• Huge corner lot
• Backyard treehouse

Tags

• HUGE CORNER LOT
• BACKYARD TREEHOUSE
• CENTRAL AIR CONDITIONING
• INCLUDED APPLIANCES
• FRESH PAINT
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Detached garage (about 2.5 car capacity)
• Utilities: Sewer available
• Home design: Single-family residence; One-level home; Ground-level entry with steps
• Construction: Aluminum siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.16 acres (50 x 135)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Five total rooms; No central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.3% vs local median 4.4% 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+.
• 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: Rents flat; 161 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $931 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,700

Questions for the listing agent

1. Built in 1941 — 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: 1.12% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $157,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8137 Fremont St	0.11mi	3/1.0	816 (+2%)	2mo	$167,000	$205	90
8483 Beatrice	0.17mi	2/1.0 (-1)	830 (+4%)	6mo	$153,000	$184	76
8465 Fremont St	0.14mi	3/1.0	885 (+11%)	21mo	$96,000	$108	58
28330 Ann Arbor Trl	0.67mi	2/1.0 (-1)	793 (-1%)	12mo	$170,000	$214	53
8510 Haller St	0.39mi	2/1.0 (-1)	844 (+6%)	22mo	$142,500	$169	49
9120 Hugh St	0.58mi	2/1.0 (-1)	890 (+11%)	12mo	$175,000	$197	39

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 · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,602
• Equity at exit: $20,084

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-7,620
• Equity at exit: $11,646

Cash invested: $37,716 (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 48185

• Rents YoY: 0.2%
• Active inventory: 161
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$706
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $225

Break-even live

Break-even rent $1,221

Max offer price $134,700

Occupancy floor 80%

Sensitivity live

Price	-10% $302	-5% $263	+0% $225	+5% $187	+10% $149
Rent	-10% $106	-5% $166	+0% $225	+5% $285	+10% $344
Rate	-1.0pp $293	-0.5pp $260	base $225	+0.5pp $190	+1.0pp $155

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: $33,675
• Closing costs: $4,041
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	25d	1	0.79mi
7560 N Merriman Rd Westland, MI	1.0–2.0	1.0	805	$1,135	$1.41	25d	2	0.80mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	0.83mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	17d	1	0.88mi
30500 Warren Rd Westland, MI	2.0	1.0	900	$1,128	$1.25	44d	1	1.04mi
31480 Warren Rd Unit 203 Westland, MI	2.0	2.0	995	$1,650	$1.66	44d	1	1.13mi
31680 Cowan Rd Westland, MI	1.0–2.0	1.0	700	$1,300	$1.86	44d	1	1.17mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	18d	1	1.18mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	1.20mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	1.43mi

Listing history 7 events

1. 2026-06-15
   status $134,700 Pending 10 DOM
2. 2026-06-15
   days on market $134,700 Active 10 DOM
3. 2026-06-13
   days on market $134,700 Active 8 DOM
4. 2026-06-09
   days on market $134,700 Active 4 DOM
5. 2026-06-08
   days on market $134,700 Active 3 DOM
6. 2026-06-07
   remarks 399-char remark
7. 2026-06-07
   listed $134,700 Active 2 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,079
• − Mortgage interest: −$7,545
• − Property taxes: −$2,428
• − Insurance: −$674
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,919
• Taxable income: $621
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,555/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 — 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): 48,530
• Household income: $60,854
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2263.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 7% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 5% Arabic 2% Spanish 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: ▼ -265.65%
• Current HPI: 237.7594
• Rent YoY: ▲ 0.17%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $134,700 REALCOMP
• 2026-06-05 Listed $134,700 MiRealSource-MiMLS

Property tax history

+8.2%/yr

Latest (2025): $2,428 · +2.3% YoY. Source: county tax records.