10090 Sterling St · Romulus, MI 48174

$115,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 22 Days on market

Built 1951 7,841 sqft lot Est $170k · 32% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• 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

Discover the potential in this charming bungalow located in the heart of downtown Romulus - perfect for investors, first-time buyers, or anyone searching for a fixer-upper opportunity. With solid bones, spacious room sizes, and a functional layout, this home is ready for your vision and updates. The main floor features two bedrooms and a full bathroom, while the upstairs bedroom offers good ceiling height and flexible living space. A large fenced backyard and detached 2-car garage with loft storage add even more value and usability. Whether you're looking for an investment property in Romulus, a starter home with potential, or a house to renovate for resale, this property offers endless possibilities. Bring your ideas and make this house your home! As-Is Sale: Buyer to assume repairs required by the City of Romulus for the Certificate of Occupancy.

Key facts

• Fenced backyard
• Loft storage
• Detached garage

Tags

• FENCED BACKYARD
• DETACHED GARAGE
• LOFT STORAGE
• FLEXIBLE LIVING SPACE

Property features AI

Finance

• Other: Lot approximately 0.18 acres (60 x 130)
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached oversized garage with approximately 2.5 car capacity
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and a half stories; Ground-level entry; Vinyl siding exterior
• Construction: Asphalt roof
• Exterior features: Fenced backyard; Paved road access

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central cooling
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $795 of loan paydown is wiped out by about $3k 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 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 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?
4. 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?
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: 1.14% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36945 Menton St	0.32mi	3/1.0	1,104 (+7%)	4mo	$187,000	$169	70
36860 Chase St	0.42mi	3/1.0	1,040 (+1%)	22mo	$159,000	$153	60
11061 Elmview St	0.54mi	3/1.0	960 (-7%)	8mo	$155,000	$161	56
10310 Sterling St	0.14mi	2/1.0 (-1)	923 (-11%)	21mo	$152,000	$165	53
11069 Delano St	0.58mi	3/1.0	1,020 (-1%)	23mo	$191,000	$187	52
11244 Olive St	0.65mi	3/2.0	925 (-10%)	20mo	$149,900	$162	31

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,792
• Equity at exit: $17,147

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $18,004
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $249

Break-even live

Break-even rent $991

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7080 Niagara St Unit CC168 Romulus, MI	2.0	1.0	900	$1,250	$1.39	5d	1	0.47mi
9960 Wayne Rd Romulus, MI	1.0–2.0	1.0–1.5	800	$1,316	$1.65	2d	7	0.50mi
35301 Michelle Dr Unit 213 Romulus, MI	2.0	1.0	850	$900	$1.06	44d	1	0.71mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 22 DOM
2. 2026-06-17
   days on market $115,000 Active 21 DOM
3. 2026-06-16
   days on market $115,000 Active 20 DOM
4. 2026-06-15
   days on market $115,000 Active 19 DOM
5. 2026-06-13
   days on market $115,000 Active 17 DOM
6. 2026-06-13
   days on market $115,000 Active 16 DOM
7. 2026-06-09
   days on market $115,000 Active 13 DOM
8. 2026-06-08
   days on market $115,000 Active 12 DOM
9. 2026-06-07
   days on market $115,000 Active 11 DOM
10. 2026-06-04
    days on market $115,000 Active 8 DOM
11. 2026-06-03
    days on market $115,000 Active 7 DOM
12. 2026-06-02
    days on market $115,000 Active 6 DOM
13. 2026-06-01
    days on market $115,000 Active 5 DOM
14. 2026-05-31
    days on market $115,000 Active 4 DOM
15. 2026-05-28
    listed $115,000 Active
16. 2026-05-27
    listed $115,000 Active 862-char remark

    Show marketing remark (862 chars)

    Discover the potential in this charming bungalow located in the heart of downtown Romulus - perfect for investors, first-time buyers, or anyone searching for a fixer-upper opportunity. With solid bones, spacious room sizes, and a functional layout, this home is ready for your vision and updates. The main floor features two bedrooms and a full bathroom, while the upstairs bedroom offers good ceiling height and flexible living space. A large fenced backyard and detached 2-car garage with loft storage add even more value and usability. Whether you're looking for an investment property in Romulus, a starter home with potential, or a house to renovate for resale, this property offers endless possibilities. Bring your ideas and make this house your home! As-Is Sale: Buyer to assume repairs required by the City of Romulus for the Certificate of Occupancy.

17. 1998-06-12
    soldstatus $79,900
18. 1998-01-20
    listed $79,900
19. 1997-10-24
    historical
20. 1997-07-24
    listed $88,900

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$94/yr (+$8/mo · 5.9%)

ⓘ 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 ≥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: $15,669
• − Mortgage interest: −$6,442
• − Property taxes: −$1,584
• − Insurance: −$575
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,345
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,691/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

+29.4% since first listed

6 events — show timeline

• 2026-05-28 Listed $115,000 REALCOMP
• 2026-05-27 Listed $115,000 MiRealSource-MiMLS
• 1998-06-12 Sold (MLS) $79,900 REALCOMP
• 1998-01-20 Listed $79,900 REALCOMP
• 1997-10-24 Listing Removed — REALCOMP
• 1997-07-24 Listed $88,900 REALCOMP

Property tax history

-1.8%/yr

Latest (2025): $1,584 · -20.4% YoY. Source: county tax records.