31788 Arenac Ct · Westland, MI 48186

$99,500

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 42 Days on market

Built 1942 6,534 sqft lot $119/sqft · 11% below area Est $111k · 11% 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 +23.8/30.0
• ARV discount +12.3/15.0
• DSCR +7.7/10.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO SHOWINGS UNTIL ACCEPTED OFFER. DO NOT DISTURB TENANT. Investment opportunity with tenant already in place paying $995/month plus all utilities. Zillow estimates potential rent upside of up to $1,300. This ranch-style home offers immediate cash flow and is rental certified through March 2028 for added peace of mind. Features include a spacious kitchen, dedicated laundry/utility room, large driveway, detached garage, and sizable yard. Convenient location with easy access to major freeways. Great addition to an investment portfolio with long-term rental potential.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Detached garage (approximately 1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Slab foundation
• Exterior features: Paved road access; Porch; Exterior lighting

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Lighting; Porch
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.5% in Westland — 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 (#124 in MI, #3,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment C-, crime D+.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.3%/yr); 146 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $688 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 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (median comp): $111,398
• List price: $99,500
• Delta: -10.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31905 Saginaw Ct	0.14mi	2/1.0	834 (0%)	0mo	$127,000	$152	93
31784 Arenac Ct	0.01mi	3/1.0 (+1)	834 (0%)	8mo	$99,000	$119	88
31842 Bay Ct	0.14mi	3/1.0 (+1)	864 (+4%)	6mo	$149,000	$172	77
32332 Kalamazoo Ct	0.48mi	2/1.0	834 (0%)	4mo	$119,000	$143	74
32757 Missaukee Ct	0.61mi	2/1.0	834 (0%)	4mo	$101,500	$122	69
32304 Hazelwood St	0.62mi	3/1.0 (+1)	882 (+6%)	1mo	$215,000	$244	56
1255 Windham St	0.55mi	3/1.0 (+1)	895 (+7%)	5mo	$206,000	$230	53
32462 Muskegon Ct	0.52mi	3/1.0 (+1)	900 (+8%)	6mo	$75,000	$83	52
30805 Parkwood St	0.45mi	3/2.0 (+1)	895 (+7%)	6mo	$200,000	$223	52
31606 Fairchild St	0.62mi	3/1.0 (+1)	882 (+6%)	6mo	$168,070	$191	51
32200 Fairchild St	0.69mi	3/1.0 (+1)	894 (+7%)	6mo	$173,000	$194	46
2075 Alanson St	0.75mi	3/1.0 (+1)	936 (+12%)	6mo	$127,300	$136	34

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,567
• Equity at exit: $14,836

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $14,235
• Equity at exit: $8,603

Cash invested: $27,860 (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 48186

• Rents YoY: 3.3%
• Active inventory: 146
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$522
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $191

Break-even live

Break-even rent $978

Max offer price $99,500

Occupancy floor 79%

Sensitivity live

Price	-10% $247	-5% $219	+0% $191	+5% $162	+10% $134
Rent	-10% $94	-5% $142	+0% $191	+5% $239	+10% $287
Rate	-1.0pp $241	-0.5pp $216	base $191	+0.5pp $165	+1.0pp $139

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	0.06mi
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	25d	1	0.67mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.72mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.72mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.72mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	44d	1	0.83mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.88mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	25d	1	0.89mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	17d	1	0.94mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.99mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	3d	1	1.00mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	1.04mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	1.05mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.15mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	1.19mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	44d	1	1.20mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.22mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	2d	1	1.24mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	44d	1	1.33mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	15d	1	1.34mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	44d	1	1.34mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	3d	5	1.36mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 42 DOM
2. 2026-06-17
   days on market $99,500 Active 41 DOM
3. 2026-06-16
   days on market $99,500 Active 40 DOM
4. 2026-06-15
   days on market $99,500 Active 39 DOM
5. 2026-06-13
   days on market $99,500 Active 37 DOM
6. 2026-06-13
   days on market $99,500 Active 36 DOM
7. 2026-06-09
   days on market $99,500 Active 33 DOM
8. 2026-06-08
   days on market $99,500 Active 32 DOM
9. 2026-06-07
   days on market $99,500 Active 31 DOM
10. 2026-06-04
    days on market $99,500 Active 28 DOM
11. 2026-06-03
    days on market $99,500 Active 27 DOM
12. 2026-06-02
    days on market $99,500 Active 26 DOM
13. 2026-06-01
    days on market $99,500 Active 25 DOM
14. 2026-05-31
    days on market $99,500 Active 24 DOM
15. 2026-05-07
    listed $99,500 Active 570-char remark

    Show marketing remark (570 chars)

    NO SHOWINGS UNTIL ACCEPTED OFFER. DO NOT DISTURB TENANT. Investment opportunity with tenant already in place paying $995/month plus all utilities. Zillow estimates potential rent upside of up to $1,300. This ranch-style home offers immediate cash flow and is rental certified through March 2028 for added peace of mind. Features include a spacious kitchen, dedicated laundry/utility room, large driveway, detached garage, and sizable yard. Convenient location with easy access to major freeways. Great addition to an investment portfolio with long-term rental potential.

16. 2026-05-07
    listed $99,500 Active 570-char remark

    Show marketing remark (570 chars)

    NO SHOWINGS UNTIL ACCEPTED OFFER. DO NOT DISTURB TENANT. Investment opportunity with tenant already in place paying $995/month plus all utilities. Zillow estimates potential rent upside of up to $1,300. This ranch-style home offers immediate cash flow and is rental certified through March 2028 for added peace of mind. Features include a spacious kitchen, dedicated laundry/utility room, large driveway, detached garage, and sizable yard. Convenient location with easy access to major freeways. Great addition to an investment portfolio with long-term rental potential.

17. 2022-03-09
    soldstatus $245,000
18. 2021-09-24
    historical
19. 2020-09-25
    listed $70,000
20. 2020-09-25
    listed $70,000
21. 2008-09-10
    soldstatus $11,000
22. 2008-05-27
    listed $14,900
23. 2004-02-11
    soldstatus $61,000
24. 1998-10-28
    soldstatus $20,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,631
• − Mortgage interest: −$5,574
• − Property taxes: −$2,512
• − Insurance: −$498
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,895
• Taxable income: $812
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,093/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Westland

• Score: 77/100
• State rank: #124
• US rank: #3067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westland, MI
• County: Wayne County · 1,562,939 people
• City population: 83,633
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+397.5% since first listed

10 events — show timeline

• 2026-05-07 Listed $99,500 REALCOMP
• 2026-05-07 Listed $99,500 MiRealSource-MiMLS
• 2022-03-09 Sold (Public Records) $245,000 Public Records
• 2021-09-24 Listing Removed — MiRealSource-MiMLS
• 2020-09-25 Listed $70,000 MiRealSource-MiMLS
• 2020-09-25 Listed $70,000 REALCOMP
• 2008-09-10 Sold (MLS) $11,000 REALCOMP
• 2008-05-27 Listed $14,900 REALCOMP
• 2004-02-11 Sold (Public Records) $61,000 Public Records
• 1998-10-28 Sold (Public Records) $20,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,512 · +2.4% YoY. Source: county tax records.