11467 Russell Ave · Plymouth, MI 48170

$375,000

4 bd · 1.5 ba · 1,489 sqft · SingleFamily public records · 6 Days on market

Built 1966 7,405 sqft lot Est $405k · 7% under

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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 +12.6/30.0
• ARV discount +10.8/15.0
• Schools +5.6/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained Colonial in the heart of Plymouth Township, proudly owned and meticulously cared for by the original owners since 1967. This home offers a rare combination of timeless charm, thoughtful updates, and functional living spaces throughout. A standout feature is the spacious first-floor primary suite addition, complete with a private en suite bath featuring accessible design and ceramic tile flooring - ideal for convenient main-level living or multi-generational flexibility. A first-floor laundry room with newer washer and dryer adds everyday convenience. Inside, warm oak hardwood floors flow throughout the main living areas, complemented by custom built-ins and a cozy gas fireplace that anchors the living room. Natural light fills the home, enhanced by a unique south-facing passive solar ceiling feature that brings in additional daylight year-round. An office nook provides the perfect space for remote work or study. The kitchen is equipped with stainless steel appliances and offers a functional layout with great flow into the dining area, making entertaining easy. Upstairs, you'll find generously sized bedrooms with ample storage. Major updates include vinyl windows, a dimensional shingle roof, high-efficiency furnace, 2019 hot water tank, and 100 amp electrical service - providing peace of mind for years to come. Step outside to a low-maintenance composite deck overlooking the backyard, ideal for relaxing or entertaining during warmer months. Located in a desirable Plymouth Township neighborhood close to parks, shopping, dining, and expressways, this home combines comfort, efficiency, and long-term pride of ownership. With its rare first-floor primary suite, thoughtful additions, and decades of careful stewardship, this home is truly move-in ready and ready for its next chapter.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Lot approximately 0.17 acres (60 x 120)
• HOA & community: Sidewalks in the community; Subdivision: ARBOR VILLAGE SUB 4

Exterior

• Parking: Attached garage with garage door opener; 2-car garage; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Circuit breaker electric service; Cable available
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick and vinyl siding exterior; Asphalt roof; Block foundation; Built as a residential single-family home
• Exterior features: Deck, patio and porch; Outdoor lighting; Fenced yard; Paved road access

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Entrance foyer; Living room fireplace; Gas water heater; 9 total rooms; Unfinished crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-51 ($-608/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (23.5% below list).
• Recommended offer: $287k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 30% 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 $3k of loan paydown is wiped out by about $11k 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 6 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.

Recommended offer $287,058 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.77% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $405,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11697 Brownell Ave	0.20mi	3/2.0 (-1)	1,494 (+0%)	4mo	$430,000	$288	80
40936 Micol Dr	0.09mi	3/2.0 (-1)	1,578 (+6%)	1mo	$380,000	$241	78
41091 Micol Dr	0.19mi	3/1.5 (-1)	1,391 (-7%)	13mo	$385,000	$277	64
41890 E Ann Arbor Trl	0.56mi	3/1.0 (-1)	1,451 (-3%)	2mo	$320,000	$221	61
11488 Terry St	0.25mi	3/2.0 (-1)	1,380 (-7%)	10mo	$375,000	$272	61
10912 Chestnut Ct	0.38mi	3/1.5 (-1)	1,336 (-10%)	2mo	$362,000	$271	58
11131 Terry St	0.29mi	3/1.0 (-1)	1,280 (-14%)	3mo	$360,000	$281	54
42071 Lindsay Dr	0.69mi	3/1.5 (-1)	1,554 (+4%)	7mo	$433,000	$279	50
11634 Spicer Dr	0.45mi	3/1.5 (-1)	1,683 (+13%)	11mo	$380,000	$226	43
11619 Parkview Dr	0.63mi	3/1.5 (-1)	1,649 (+11%)	9mo	$387,000	$235	41
252 E Ann Arbor Trl	0.73mi	3/1.5 (-1)	1,568 (+5%)	15mo	$450,000	$287	40
555 Lindsay Dr	0.72mi	3/2.0 (-1)	1,345 (-10%)	8mo	$355,000	$264	36

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-63,015
• Equity at exit: $55,914

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-54,976
• Equity at exit: $32,423

Cash invested: $105,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,871 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-51

Break-even live

Break-even rent $2,935

Max offer price $366,053

Occupancy floor 97%

Sensitivity live

Price	-10% $162	-5% $55	+0% $-51	+5% $-157	+10% $-263
Rent	-10% $-277	-5% $-164	+0% $-51	+5% $63	+10% $176
Rate	-1.0pp $138	-0.5pp $45	base $-51	+0.5pp $-148	+1.0pp $-247

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40826 Gilbert St Plymouth, MI	3.0	1.0	1192	$3,150	$2.64	13d	1	0.17mi
9215 Tavistock Dr Plymouth, MI	3.0	1.5	1016	$3,500	$3.44	0d	1	0.94mi
8375 Honeytree Blvd Canton, MI	1.0–4.0	1.0–2.5	1135	$2,150	$1.89	0d	1	1.25mi
8485 Forrest Dr Canton, MI	4.0	2.0	1494	$2,150	$1.44	2d	1	1.26mi
37950 Grantland St Livonia, MI	3.0	1.0	1820	$2,450	$1.35	25d	1	1.42mi

Listing history 5 events

1. 2026-04-16
   status Pending 1845-char remark

   Show marketing remark (1845 chars)

   Welcome to this beautifully maintained Colonial in the heart of Plymouth Township, proudly owned and meticulously cared for by the original owners since 1967. This home offers a rare combination of timeless charm, thoughtful updates, and functional living spaces throughout. A standout feature is the spacious first-floor primary suite addition, complete with a private en suite bath featuring accessible design and ceramic tile flooring - ideal for convenient main-level living or multi-generational flexibility. A first-floor laundry room with newer washer and dryer adds everyday convenience. Inside, warm oak hardwood floors flow throughout the main living areas, complemented by custom built-ins and a cozy gas fireplace that anchors the living room. Natural light fills the home, enhanced by a unique south-facing passive solar ceiling feature that brings in additional daylight year-round. An office nook provides the perfect space for remote work or study. The kitchen is equipped with stainless steel appliances and offers a functional layout with great flow into the dining area, making entertaining easy. Upstairs, you'll find generously sized bedrooms with ample storage. Major updates include vinyl windows, a dimensional shingle roof, high-efficiency furnace, 2019 hot water tank, and 100 amp electrical service - providing peace of mind for years to come. Step outside to a low-maintenance composite deck overlooking the backyard, ideal for relaxing or entertaining during warmer months. Located in a desirable Plymouth Township neighborhood close to parks, shopping, dining, and expressways, this home combines comfort, efficiency, and long-term pride of ownership. With its rare first-floor primary suite, thoughtful additions, and decades of careful stewardship, this home is truly move-in ready and ready for its next chapter.

2. 2026-04-16
   status Pending

   Show marketing remark (1845 chars)

   Welcome to this beautifully maintained Colonial in the heart of Plymouth Township, proudly owned and meticulously cared for by the original owners since 1967. This home offers a rare combination of timeless charm, thoughtful updates, and functional living spaces throughout. A standout feature is the spacious first-floor primary suite addition, complete with a private en suite bath featuring accessible design and ceramic tile flooring - ideal for convenient main-level living or multi-generational flexibility. A first-floor laundry room with newer washer and dryer adds everyday convenience. Inside, warm oak hardwood floors flow throughout the main living areas, complemented by custom built-ins and a cozy gas fireplace that anchors the living room. Natural light fills the home, enhanced by a unique south-facing passive solar ceiling feature that brings in additional daylight year-round. An office nook provides the perfect space for remote work or study. The kitchen is equipped with stainless steel appliances and offers a functional layout with great flow into the dining area, making entertaining easy. Upstairs, you'll find generously sized bedrooms with ample storage. Major updates include vinyl windows, a dimensional shingle roof, high-efficiency furnace, 2019 hot water tank, and 100 amp electrical service - providing peace of mind for years to come. Step outside to a low-maintenance composite deck overlooking the backyard, ideal for relaxing or entertaining during warmer months. Located in a desirable Plymouth Township neighborhood close to parks, shopping, dining, and expressways, this home combines comfort, efficiency, and long-term pride of ownership. With its rare first-floor primary suite, thoughtful additions, and decades of careful stewardship, this home is truly move-in ready and ready for its next chapter.

3. 2026-04-10
   listed $375,000 Active

   Show marketing remark (1845 chars)

   Welcome to this beautifully maintained Colonial in the heart of Plymouth Township, proudly owned and meticulously cared for by the original owners since 1967. This home offers a rare combination of timeless charm, thoughtful updates, and functional living spaces throughout. A standout feature is the spacious first-floor primary suite addition, complete with a private en suite bath featuring accessible design and ceramic tile flooring - ideal for convenient main-level living or multi-generational flexibility. A first-floor laundry room with newer washer and dryer adds everyday convenience. Inside, warm oak hardwood floors flow throughout the main living areas, complemented by custom built-ins and a cozy gas fireplace that anchors the living room. Natural light fills the home, enhanced by a unique south-facing passive solar ceiling feature that brings in additional daylight year-round. An office nook provides the perfect space for remote work or study. The kitchen is equipped with stainless steel appliances and offers a functional layout with great flow into the dining area, making entertaining easy. Upstairs, you'll find generously sized bedrooms with ample storage. Major updates include vinyl windows, a dimensional shingle roof, high-efficiency furnace, 2019 hot water tank, and 100 amp electrical service - providing peace of mind for years to come. Step outside to a low-maintenance composite deck overlooking the backyard, ideal for relaxing or entertaining during warmer months. Located in a desirable Plymouth Township neighborhood close to parks, shopping, dining, and expressways, this home combines comfort, efficiency, and long-term pride of ownership. With its rare first-floor primary suite, thoughtful additions, and decades of careful stewardship, this home is truly move-in ready and ready for its next chapter.

4. 2026-04-10
   listed $375,000 Active 1845-char remark

   Show marketing remark (1845 chars)

   Welcome to this beautifully maintained Colonial in the heart of Plymouth Township, proudly owned and meticulously cared for by the original owners since 1967. This home offers a rare combination of timeless charm, thoughtful updates, and functional living spaces throughout. A standout feature is the spacious first-floor primary suite addition, complete with a private en suite bath featuring accessible design and ceramic tile flooring - ideal for convenient main-level living or multi-generational flexibility. A first-floor laundry room with newer washer and dryer adds everyday convenience. Inside, warm oak hardwood floors flow throughout the main living areas, complemented by custom built-ins and a cozy gas fireplace that anchors the living room. Natural light fills the home, enhanced by a unique south-facing passive solar ceiling feature that brings in additional daylight year-round. An office nook provides the perfect space for remote work or study. The kitchen is equipped with stainless steel appliances and offers a functional layout with great flow into the dining area, making entertaining easy. Upstairs, you'll find generously sized bedrooms with ample storage. Major updates include vinyl windows, a dimensional shingle roof, high-efficiency furnace, 2019 hot water tank, and 100 amp electrical service - providing peace of mind for years to come. Step outside to a low-maintenance composite deck overlooking the backyard, ideal for relaxing or entertaining during warmer months. Located in a desirable Plymouth Township neighborhood close to parks, shopping, dining, and expressways, this home combines comfort, efficiency, and long-term pride of ownership. With its rare first-floor primary suite, thoughtful additions, and decades of careful stewardship, this home is truly move-in ready and ready for its next chapter.

5. 2026-04-08
   historical $375,000 1845-char remark

   Show marketing remark (1845 chars)

   Welcome to this beautifully maintained Colonial in the heart of Plymouth Township, proudly owned and meticulously cared for by the original owners since 1967. This home offers a rare combination of timeless charm, thoughtful updates, and functional living spaces throughout. A standout feature is the spacious first-floor primary suite addition, complete with a private en suite bath featuring accessible design and ceramic tile flooring - ideal for convenient main-level living or multi-generational flexibility. A first-floor laundry room with newer washer and dryer adds everyday convenience. Inside, warm oak hardwood floors flow throughout the main living areas, complemented by custom built-ins and a cozy gas fireplace that anchors the living room. Natural light fills the home, enhanced by a unique south-facing passive solar ceiling feature that brings in additional daylight year-round. An office nook provides the perfect space for remote work or study. The kitchen is equipped with stainless steel appliances and offers a functional layout with great flow into the dining area, making entertaining easy. Upstairs, you'll find generously sized bedrooms with ample storage. Major updates include vinyl windows, a dimensional shingle roof, high-efficiency furnace, 2019 hot water tank, and 100 amp electrical service - providing peace of mind for years to come. Step outside to a low-maintenance composite deck overlooking the backyard, ideal for relaxing or entertaining during warmer months. Located in a desirable Plymouth Township neighborhood close to parks, shopping, dining, and expressways, this home combines comfort, efficiency, and long-term pride of ownership. With its rare first-floor primary suite, thoughtful additions, and decades of careful stewardship, this home is truly move-in ready and ready for its next chapter.

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $4,061 · $338/mo
• Expected delta: +$1,714/yr (+$143/mo · 73.0%)

ⓘ 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 ≥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: $34,447
• − Mortgage interest: −$21,006
• − Property taxes: −$2,347
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$10,909
• Taxable loss: −$7,202
• Est. tax savings @ 24.0%: +$1,728
• After-tax cash flow: $1,121/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

+0.0% since first listed

5 events — show timeline

• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-04-10 Listed $375,000 REALCOMP
• 2026-04-10 Listed $375,000 MiRealSource-MiMLS
• 2026-04-08 Coming Soon $375,000 MiRealSource-MiMLS

Property tax history

+0.4%/yr

Latest (2025): $2,347 · -26.4% YoY. Source: county tax records.