11377 Sioux · Livonia, MI 48239

$149,900

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 1 Days on market

Built 1950 7,405 sqft lot Est $154k · at est.

---

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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +8.6/15.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at 11377 Sioux, Redford Charter Township, MI, this single-family residence offers an exciting opportunity to own a home in a desirable location. Built in 1950, this property holds timeless appeal. This residence features three bedrooms, offering comfortable living spaces for rest and relaxation. This property, located in the USA, awaits your personal touch.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% vs local median 4.9% in Livonia — 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 (#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.
• 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; 4 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 25y 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 $35k; list at $150k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $153,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9648 Nathaline Ave	0.28mi	3/1.0	894 (-6%)	4mo	$145,000	$162	74
9640 Nathaline	0.28mi	3/1.0	894 (-6%)	5mo	$125,000	$140	73
9624 Nathaline	0.30mi	3/1.0	1,019 (+8%)	3mo	$209,000	$205	71
9960 Rockland	0.47mi	3/2.0	937 (-1%)	2mo	$150,000	$160	71
11757 Eileen	0.30mi	3/1.0	1,040 (+10%)	0mo	$220,000	$212	69
9983 Hemingway	0.26mi	3/1.0	1,059 (+12%)	3mo	$149,000	$141	66
10061 Seltzer St	0.61mi	3/2.0	972 (+2%)	2mo	$290,000	$298	62
11756 Berwyn	0.64mi	2/1.5 (-1)	930 (-2%)	2mo	$167,500	$180	59
11748 Leverne	0.42mi	3/1.5	1,075 (+13%)	4mo	$142,000	$132	53
28070 W Chicago St	0.70mi	4/2.0 (+1)	974 (+3%)	2mo	$295,000	$303	52
9964 Norborne	0.64mi	3/1.0	1,033 (+9%)	5mo	$125,900	$122	51
9636 Centralia	0.73mi	3/1.0	1,043 (+10%)	4mo	$135,000	$129	46

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-906
• Equity at exit: $22,351

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $30,400
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $361

Break-even live

Break-even rent $1,188

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	0.48mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	0.75mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	1.02mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.13mi

Listing history 27 events

1. 2026-02-04
   status Pending 367-char remark

   Show marketing remark (367 chars)

   Nestled at 11377 Sioux, Redford Charter Township, MI, this single-family residence offers an exciting opportunity to own a home in a desirable location. Built in 1950, this property holds timeless appeal. This residence features three bedrooms, offering comfortable living spaces for rest and relaxation. This property, located in the USA, awaits your personal touch.

2. 2026-02-04
   status Pending

   Show marketing remark (367 chars)

   Nestled at 11377 Sioux, Redford Charter Township, MI, this single-family residence offers an exciting opportunity to own a home in a desirable location. Built in 1950, this property holds timeless appeal. This residence features three bedrooms, offering comfortable living spaces for rest and relaxation. This property, located in the USA, awaits your personal touch.

3. 2026-02-03
   listed $149,900 Active

   Show marketing remark (367 chars)

   Nestled at 11377 Sioux, Redford Charter Township, MI, this single-family residence offers an exciting opportunity to own a home in a desirable location. Built in 1950, this property holds timeless appeal. This residence features three bedrooms, offering comfortable living spaces for rest and relaxation. This property, located in the USA, awaits your personal touch.

4. 2026-02-03
   listed $149,900 Active 367-char remark

   Show marketing remark (367 chars)

   Nestled at 11377 Sioux, Redford Charter Township, MI, this single-family residence offers an exciting opportunity to own a home in a desirable location. Built in 1950, this property holds timeless appeal. This residence features three bedrooms, offering comfortable living spaces for rest and relaxation. This property, located in the USA, awaits your personal touch.

5. 2010-10-15
   soldstatus $35,100 195-char remark

   Show marketing remark (195 chars)

   CHARMING BRICK RANCH!! FEATURES NICE CURB APPEAL, 2 CAR, HWD FLRS, SPACIOUS INTERIOR, WHITE KITCH, AND MORE!! SOLD AS IS. ALL INFO ESTIMATED. L/A HAS NO INFO ON COND. S/O COMM. BASED ON NET SALE.

6. 2010-10-15
   soldstatus $35,100

   Show marketing remark (195 chars)

   CHARMING BRICK RANCH!! FEATURES NICE CURB APPEAL, 2 CAR, HWD FLRS, SPACIOUS INTERIOR, WHITE KITCH, AND MORE!! SOLD AS IS. ALL INFO ESTIMATED. L/A HAS NO INFO ON COND. S/O COMM. BASED ON NET SALE.

7. 2010-09-23
   historical 195-char remark

   Show marketing remark (195 chars)

   CHARMING BRICK RANCH!! FEATURES NICE CURB APPEAL, 2 CAR, HWD FLRS, SPACIOUS INTERIOR, WHITE KITCH, AND MORE!! SOLD AS IS. ALL INFO ESTIMATED. L/A HAS NO INFO ON COND. S/O COMM. BASED ON NET SALE.

8. 2010-09-01
   listed $32,500 195-char remark

   Show marketing remark (195 chars)

   CHARMING BRICK RANCH!! FEATURES NICE CURB APPEAL, 2 CAR, HWD FLRS, SPACIOUS INTERIOR, WHITE KITCH, AND MORE!! SOLD AS IS. ALL INFO ESTIMATED. L/A HAS NO INFO ON COND. S/O COMM. BASED ON NET SALE.

9. 2010-09-01
   listed $32,500

   Show marketing remark (195 chars)

   CHARMING BRICK RANCH!! FEATURES NICE CURB APPEAL, 2 CAR, HWD FLRS, SPACIOUS INTERIOR, WHITE KITCH, AND MORE!! SOLD AS IS. ALL INFO ESTIMATED. L/A HAS NO INFO ON COND. S/O COMM. BASED ON NET SALE.

10. 2005-01-07
    soldstatus $135,000
11. 2004-10-12
    soldstatus $135,000
12. 2004-08-30
    listed $134,500
13. 2004-08-30
    historical
14. 2004-06-22
    listed $138,700
15. 2004-06-22
    historical
16. 2004-06-16
    listed $138,700
17. 2004-06-16
    historical
18. 2004-06-09
    listed $138,700
19. 2004-06-09
    historical
20. 2004-05-25
    listed $138,700
21. 2004-05-24
    historical
22. 2004-04-14
    listed $139,900
23. 2004-04-14
    historical
24. 2004-02-02
    listed $144,900
25. 2001-07-25
    soldstatus $112,000
26. 2001-06-20
    soldstatus $112,000
27. 2001-05-03
    listed $109,900

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,693 · $141/mo
• Expected delta: +$615/yr (+$51/mo · 57.0%)

ⓘ 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: $19,741
• − Mortgage interest: −$8,397
• − Property taxes: −$1,078
• − Insurance: −$750
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,361
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,855/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 — 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

• County: Wayne County · 1,562,939 people
• City population: 56,806
• 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

+36.4% since first listed

27 events — show timeline

• 2026-02-04 Pending — MiRealSource-MiMLS
• 2026-02-04 Pending — REALCOMP
• 2026-02-03 Listed $149,900 REALCOMP
• 2026-02-03 Listed $149,900 MiRealSource-MiMLS
• 2010-10-15 Sold (MLS) $35,100 REALCOMP
• 2010-10-15 Sold (MLS) $35,100 MiRealSource-MiMLS
• 2010-09-23 Listing Removed — MiRealSource-MiMLS
• 2010-09-01 Listed $32,500 REALCOMP
• 2010-09-01 Listed $32,500 MiRealSource-MiMLS
• 2005-01-07 Sold (Public Records) $135,000 Public Records
• 2004-10-12 Sold (MLS) $135,000 REALCOMP
• 2004-08-30 Listing Removed — REALCOMP
• 2004-08-30 Listed $134,500 REALCOMP
• 2004-06-22 Listing Removed — REALCOMP
• 2004-06-22 Listed $138,700 REALCOMP
• 2004-06-16 Listing Removed — REALCOMP
• 2004-06-16 Listed $138,700 REALCOMP
• 2004-06-09 Listing Removed — REALCOMP
• 2004-06-09 Listed $138,700 REALCOMP
• 2004-05-25 Listed $138,700 REALCOMP
• 2004-05-24 Listing Removed — REALCOMP
• 2004-04-14 Listing Removed — REALCOMP
• 2004-04-14 Listed $139,900 REALCOMP
• 2004-02-02 Listed $144,900 REALCOMP
• 2001-07-25 Sold (Public Records) $112,000 Public Records
• 2001-06-20 Sold (MLS) $112,000 REALCOMP
• 2001-05-03 Listed $109,900 REALCOMP

Property tax history

-5.9%/yr

Latest (2025): $1,078 · -66.3% YoY. Source: county tax records.