17717 Gaylord · Livonia, MI 48240

$169,900

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 12 Days on market

Built 1953 6,098 sqft lot Est $181k · 6% 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).

• ARV discount +10.3/15.0
• Cash flow +9.7/30.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute house in a great location. Work needed to make this house your home. Bring all offers. Close to parks, freeways, and schools. BATVAI

Key facts

• Close to parks
• Close to schools
• Close to freeways

Tags

• GREAT LOCATION
• CLOSE TO PARKS
• CLOSE TO FREEWAYS
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level entry (ground level)
• Construction: Brick construction; Asphalt roof; Block foundation; Built above grade with finished living area and finished lower level
• Exterior features: Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (11.4% below list).
• Recommended offer: $150k (11.6% below list) — sets the bar for cash-flow.

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.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 12 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 $1k of loan paydown is wiped out by about $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 14y 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 $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,182 (11.6% 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 1953 — 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 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?
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: 0.89% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $181,181
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18400 Delaware Ave	0.19mi	3/1.0	981 (-2%)	6mo	$175,000	$178	83
18632 Lexington	0.30mi	3/1.5	966 (-4%)	7mo	$183,000	$189	72
18653 Indian	0.39mi	3/1.0	1,071 (+7%)	1mo	$151,000	$141	70
18743 Macarthur	0.41mi	3/1.0	931 (-7%)	3mo	$190,000	$204	66
18696 Gaylord	0.40mi	3/1.0	1,071 (+7%)	5mo	$130,000	$121	65
18425 Norborne Dr	0.48mi	3/1.5	1,064 (+6%)	7mo	$175,000	$164	59
17377 Glenmore St	0.65mi	3/1.0	1,050 (+5%)	4mo	$222,000	$211	58
19203 Kinloch	0.73mi	3/1.0	962 (-4%)	6mo	$153,500	$160	55
18435 Glenmore	0.66mi	3/1.0	924 (-8%)	5mo	$170,000	$184	52
17150 Wakenden	0.55mi	3/1.5	1,120 (+12%)	4mo	$210,000	$188	49
17697 Norborne	0.43mi	4/1.0 (+1)	1,134 (+13%)	4mo	$134,500	$119	49
18292 Deering St	0.65mi	2/1.0 (-1)	900 (-10%)	4mo	$163,000	$181	45

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-34,539
• Equity at exit: $25,333

10-year hold

• IRR: -14.1%
• Equity multiple: 0.18×
• Total profit: $-38,820
• Equity at exit: $14,690

Cash invested: $47,572 (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 48240

• Active inventory: 90
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$891
• Tax from tax record: −$340 /mo · $4,075/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-112

Break-even live

Break-even rent $1,647

Max offer price $150,182

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-64	+0% $-112	+5% $-160	+10% $-208
Rent	-10% $-231	-5% $-171	+0% $-112	+5% $-52	+10% $7
Rate	-1.0pp $-26	-0.5pp $-68	base $-112	+0.5pp $-156	+1.0pp $-200

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	0.44mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	0.69mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	0.80mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	6d	1	0.83mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	1.19mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	1.25mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	44d	1	1.27mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	6d	1	1.33mi
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	0d	5	1.42mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	19d	1	1.44mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	25d	1	1.46mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.46mi

Listing history 9 events

1. 2026-06-21
   days on market $169,900 Active 12 DOM
2. 2026-06-18
   days on market $169,900 Active 9 DOM
3. 2026-06-17
   days on market $169,900 Active 8 DOM
4. 2026-06-16
   days on market $169,900 Active 7 DOM
5. 2026-06-15
   days on market $169,900 Active 6 DOM
6. 2026-06-13
   days on market $169,900 Active 4 DOM
7. 2026-06-13
   days on market $169,900 Active 3 DOM
8. 2026-06-10
   remarks 137-char remark
9. 2026-06-10
   listed $169,900 Active 1 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: $4,075 · $340/mo
• Projected year-2 tax: $4,075 · $340/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,072
• − Mortgage interest: −$9,517
• − Property taxes: −$4,075
• − Insurance: −$850
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,943
• Taxable loss: −$4,204
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $-331/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 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

• City population: 56,806
• Population (ZIP): 17,097

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 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+277.6% since first listed

38 events — show timeline

• 2026-06-09 Listed $169,900 REALCOMP
• 2026-06-09 Listed $169,900 MiRealSource-MiMLS
• 2019-07-16 Listing Removed — REALCOMP
• 2019-06-10 Sold (MLS) $99,900 MiRealSource-MiMLS
• 2019-06-10 Sold (MLS) $99,900 REALCOMP
• 2019-03-21 Pending — MiRealSource-MiMLS
• 2019-03-21 Pending — REALCOMP
• 2019-02-04 Listed $99,900 MiRealSource-MiMLS
• 2019-02-04 Listed $99,900 REALCOMP
• 2018-03-14 Listing Removed — REALCOMP
• 2018-03-14 Listing Removed — MiRealSource-MiMLS
• 2017-09-28 Listed $135,000 MiRealSource-MiMLS
• 2017-09-28 Listed $135,000 REALCOMP
• 2015-10-07 Sold (MLS) $58,250 MiRealSource-MiMLS
• 2015-10-07 Sold (MLS) $58,250 REALCOMP
• 2015-08-31 Listing Removed — REALCOMP
• 2015-08-28 Listing Removed — MiRealSource-MiMLS
• 2015-07-31 Price Changed $63,999 REALCOMP
• 2015-07-20 Price Changed $65,000 REALCOMP
• 2015-07-03 Listing Removed — REALCOMP
• 2015-07-03 Listed $68,500 REALCOMP
• 2015-07-03 Listing Removed — MiRealSource-MiMLS
• 2015-07-03 Listed $63,999 MiRealSource-MiMLS
• 2015-06-22 Relisted — REALCOMP
• 2015-06-12 Listing Removed — REALCOMP
• 2015-06-03 Listed $68,500 REALCOMP
• 2015-06-03 Listed $68,500 MiRealSource-MiMLS
• 2013-01-02 Sold (Public Records) $45,000 Public Records
• 2012-11-13 Sold (MLS) $45,000 REALCOMP
• 2012-11-13 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2012-10-04 Listing Removed — REALCOMP
• 2012-10-04 Listing Removed — MiRealSource-MiMLS
• 2012-10-03 Listing Removed — MiRealSource-MiMLS
• 2012-10-03 Listing Removed — REALCOMP
• 2012-10-03 Listed $45,000 REALCOMP
• 2012-10-03 Listed $45,000 MiRealSource-MiMLS
• 2012-07-17 Listed $45,000 MiRealSource-MiMLS
• 2012-07-17 Listed $45,000 REALCOMP

Property tax history

+9.2%/yr

Latest (2025): $4,075 · +13.2% YoY. Source: county tax records.