8080 Wayne Rd · Romulus, MI 48174

$139,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 43 Days on market

Built 1954 1.92 ac lot $143/sqft · 16% below area Est $167k · 16% 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 +17.1/30.0
• ARV discount +14.7/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

Key facts

• Breezeway
• Attached garage
• Unfinished basement

Tags

• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• BREEZEWAY
• ATTACHED GARAGE
• NEARLY 2 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $134k (3.9% below list).
• Recommended offer: $134k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.2% in Romulus — 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 60/100 on livability (#593 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, schools F, crime F.
• Romulus Community Schools (suburban): math 9% / reading 21% proficiency, ranked #498 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 215 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $140k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,436 (3.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $166,724
• List price: $139,900
• Delta: -16.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35025 Wick Rd	0.59mi	3/2.0	994 (+2%)	3mo	$112,000	$113	63
9262 Washington St	0.59mi	3/1.0	960 (-2%)	10mo	$169,000	$176	61
9358 Karen St	0.72mi	3/1.0	960 (-2%)	4mo	$200,000	$208	60
9286 Chamberlain St	0.65mi	3/1.0	1,080 (+11%)	3mo	$200,000	$185	50
34754 Stewart Dr	0.68mi	3/1.0	1,050 (+8%)	21mo	$200,000	$190	38
9346 Chamberlain St	0.70mi	3/2.0	1,080 (+11%)	20mo	$165,000	$153	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-16,458
• Equity at exit: $20,860

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-6,280
• 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 48174

• Active inventory: 215
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $97

Break-even live

Break-even rent $1,221

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $176	-5% $137	+0% $97	+5% $58	+10% $18
Rent	-10% $-9	-5% $44	+0% $97	+5% $150	+10% $203
Rate	-1.0pp $168	-0.5pp $133	base $97	+0.5pp $61	+1.0pp $24

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35301 Michelle Dr Unit 213 Romulus, MI	2.0	1.0	850	$900	$1.06	44d	1	0.94mi
9960 Wayne Rd Romulus, MI	1.0–2.0	1.0–1.5	800	$1,316	$1.65	0d	9	0.96mi

Listing history 14 events

1. 2026-05-12
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

2. 2026-05-12
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

3. 2026-05-12
   status Active 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

4. 2026-04-29
   status Active 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

5. 2026-04-29
   status Active 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

6. 2026-04-24
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

7. 2026-04-24
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

8. 2026-04-24
   historical 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

9. 2026-04-21
   price $139,900 691-char remark

   Show marketing remark (691 chars)

   Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

10. 2026-04-20
    price $139,900 691-char remark

    Show marketing remark (691 chars)

    Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

11. 2026-03-13
    listed $150,000 Active 691-char remark

    Show marketing remark (691 chars)

    Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

12. 2026-03-13
    listed $150,000 Active 691-char remark

    Show marketing remark (691 chars)

    Opportunity awaits with this charming 3-bedroom, 1-bath bungalow situated on nearly 2 acres of land. The home features two bedrooms on the main floor and a generously sized upstairs bedroom, offering flexible living space. The eat-in kitchen provides a comfortable spot for everyday meals, while the unfinished basement offers additional storage or the potential for future finishing. A breezeway conveniently connects the home to the attached 2-car garage, adding both functionality and extra space. With plenty of land and great potential, this property is perfect for buyers looking to add their personal touch with updates and repairs while enjoying a peaceful setting with room to grow.

13. 1996-03-22
    soldstatus $68,500
14. 1993-10-21
    soldstatus $52,000

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$40/yr (+$3/mo · 1.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $16,132
• − Mortgage interest: −$7,837
• − Property taxes: −$2,074
• − Insurance: −$700
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,070
• Taxable loss: −$1,129
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,438/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: Romulus Community Schools
• NCES district ID: 2630120
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $44,165
• Composite: 13.17/100
• National rank: #9556
• State rank: #498 of 540 in MI

Livability — Romulus

• Score: 60/100
• State rank: #593
• US rank: #19387

Category grades

Amenities F Commute D+ Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romulus, MI
• County: Wayne County · 1,562,939 people
• City population: 32,211
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,211
• Household income: $67,056
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 755.0

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 0.59)
• Race & ethnicity: White 52% Black 37% Two or more races 8% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 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: ▼ -171.93%
• Current HPI: 207.8345
• Rent YoY: —
• 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

+169.0% since first listed

14 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Relisted — REALCOMP
• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-04-29 Relisted — REALCOMP
• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-24 Listing Removed — REALCOMP
• 2026-04-21 Price Changed $139,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $139,900 REALCOMP
• 2026-03-13 Listed $150,000 REALCOMP
• 2026-03-13 Listed $150,000 MiRealSource-MiMLS
• 1996-03-22 Sold (Public Records) $68,500 Public Records
• 1993-10-21 Sold (Public Records) $52,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,074 · -17.9% YoY. Source: county tax records.