37951 Grantland St · Livonia, MI 48150

$250,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 3 Days on market

Built 1953 0.57 ac lot Est $420k · 40% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 1-bath home nestled on an oversized lot of over half an acre in Livonia. Offering the perfect blend of space, functionality, and opportunity, this property features a spacious layout with a large primary bedroom, comfortable living areas, and endless potential both inside and out. The attached two-car garage is connected through a charming breezeway and features a finished workshop space in the rear -- perfect for a woodworker, mechanic, hobbyist, home gym, creative studio, or additional workspace. A separate backyard shed provides even more storage and flexibility. Step outside and enjoy the incredible backyard with endless possibilities for entertaining, gardening, pets, outdoor activities, or creating your own private retreat. With its unique layout, functional spaces, and expansive lot, this Livonia home offers a rare opportunity to make it your own.

Key facts

• Backyard shed
• Oversized lot
• 0.57 acre lot

Tags

• OVERSIZED LOT
• FINISHED WORKSHOP SPACE
• BACKYARD SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $240k (4.1% below list).
• Recommended offer: $240k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 97 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

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

Recommended offer $239,707 (4.1% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.96% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $419,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37930 Birch Run Rd	0.13mi	3/2.0	1,624 (+7%)	17mo	$449,000	$276	65
37750 Grantland St	0.12mi	2/2.0 (-1)	1,452 (-4%)	23mo	$300,000	$207	58

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-23,088
• Equity at exit: $37,276

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,247
• Equity at exit: $21,615

Cash invested: $70,000 (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 48150

• Active inventory: 97
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $274

Break-even live

Break-even rent $2,050

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37950 Grantland St Livonia, MI	3.0	1.0	1820	$2,450	$1.35	24d	1	0.02mi
37650 Grantland St Livonia, MI	3.0	2.0	2194	$2,800	$1.28	17d	1	0.17mi
11618 Plymouth Woods Dr Livonia, MI	2.0	1.0	1075	$1,632	$1.52	4d	4	0.34mi
37828 Arbor Woods Dr Livonia, MI	2.0	1.0	1100	$1,485	$1.35	5d	2	0.80mi
40826 Gilbert St Plymouth, MI	3.0	1.0	1192	$3,150	$2.64	13d	1	1.39mi

Listing history 3 events

1. 2026-05-22
   listed $250,000 Active 927-char remark

   Show marketing remark (921 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1-bath home nestled on an oversized lot of over half an acre in Livonia. Offering the perfect blend of space, functionality, and opportunity, this property features a spacious layout with a large primary bedroom, comfortable living areas, and endless potential both inside and out. The attached two-car garage is connected through a charming breezeway and features a finished workshop space in the rear -- perfect for a woodworker, mechanic, hobbyist, home gym, creative studio, or additional workspace. A separate backyard shed provides even more storage and flexibility. Step outside and enjoy the incredible backyard with endless possibilities for entertaining, gardening, pets, outdoor activities, or creating your own private retreat. With its unique layout, functional spaces, and expansive lot, this Livonia home offers a rare opportunity to make it your own.

2. 2026-05-22
   listed $250,000 Active 921-char remark

   Show marketing remark (921 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1-bath home nestled on an oversized lot of over half an acre in Livonia. Offering the perfect blend of space, functionality, and opportunity, this property features a spacious layout with a large primary bedroom, comfortable living areas, and endless potential both inside and out. The attached two-car garage is connected through a charming breezeway and features a finished workshop space in the rear -- perfect for a woodworker, mechanic, hobbyist, home gym, creative studio, or additional workspace. A separate backyard shed provides even more storage and flexibility. Step outside and enjoy the incredible backyard with endless possibilities for entertaining, gardening, pets, outdoor activities, or creating your own private retreat. With its unique layout, functional spaces, and expansive lot, this Livonia home offers a rare opportunity to make it your own.

3. 2026-05-22
   listed $250,000 Active

   Show marketing remark (921 chars)

   Welcome home to this beautifully maintained 3-bedroom, 1-bath home nestled on an oversized lot of over half an acre in Livonia. Offering the perfect blend of space, functionality, and opportunity, this property features a spacious layout with a large primary bedroom, comfortable living areas, and endless potential both inside and out. The attached two-car garage is connected through a charming breezeway and features a finished workshop space in the rear -- perfect for a woodworker, mechanic, hobbyist, home gym, creative studio, or additional workspace. A separate backyard shed provides even more storage and flexibility. Step outside and enjoy the incredible backyard with endless possibilities for entertaining, gardening, pets, outdoor activities, or creating your own private retreat. With its unique layout, functional spaces, and expansive lot, this Livonia home offers a rare opportunity to make it your own.

ⓘ 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: $2,453 · $204/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: +$698/yr (+$58/mo · 28.5%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,765
• − Mortgage interest: −$14,004
• − Property taxes: −$2,453
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$7,273
• Taxable loss: −$818
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $3,485/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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

• Census place: Livonia, MI
• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,687
• Household income: $97,997
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 110.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 13% Italian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Arabic 2%

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: ▼ -341.08%
• Current HPI: 197.495
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $250,000 REALCOMP
• 2026-05-22 Listed $250,000 MiRealSource-MiMLS
• 2026-05-22 Listed $250,000 SW Michigan MLS

Property tax history

-0.8%/yr

Latest (2025): $2,453 · -45.5% YoY. Source: county tax records.