42231 Ladywood Dr · Plymouth, MI 48168

$575,000

4 bd · 2.5 ba · 2,241 sqft · SingleFamily public records · 22 Days on market

Built 1970 0.28 ac lot $257/sqft · 33% above area Est $566k · at est. $20/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +6.8/15.0
• Schools +6.6/10.0
• Cash flow +6.4/30.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Northville Colony Estates! Set on a Large Lot on a quiet cul-de-sac, this 4 bedroom, 2.5 bath colonial offers the same highly desirable floor plan found in other recent neighborhood favorites -- with a price point that leaves room for comfort! Inside, you'll find generous room sizes, great natural light, extensive hardwood flooring, a great (functional!) layout, and solid bones throughout. The main level includes a living room, dining room, family room, kitchen with breakfast area & granite counters, first-floor laundry (w/ a Speed Queen washer!), updated half bath and attached side-entry garage. Upstairs features four well-sized bedrooms, & updated/refreshed bathrooms, including a private primary suite. The finished basement provides additional living space for recreation, office, fitness, storage, or entertaining. Located near Winchester Elementary & the Neighborhood Park (w/ walking trails, tennis, pickleball, basketball courts, playground, and neighborhood green space). Award-winning Northville Schools and a prime location close to downtown Northville, shopping, dining, and expressways. A Great Home, a great area and a great price! Don't miss your chance; make your appointment today!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee $240 annually; Community playground; Tennis courts

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Public water; Natural gas connected; Cable connected; High-speed internet
• Home design: Colonial-style single-family home; Residential property
• Construction: Built in 1970; Brick and other exterior materials; Composition/shingle roof; Full basement
• Exterior features: Corner lot; Located on a cul-de-sac; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom (16 x 14); Bedroom 2 (12 x 12); Bedroom 3 (11 x 10); Bedroom 4 (12 x 11)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Eat-in kitchen; Fireplace; Replacement and insulated windows; 11 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-988 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (39.2% below list).
• Recommended offer: $350k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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.
• Northville Public Schools (suburban): math 68% / reading 75% proficiency, ranked #4 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k 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 ($566k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $245k; list at $575k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $349,845 (39.2% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.61% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 13.7

CMA / ARV

• ARV (median comp): $566,357
• List price: $575,000
• Delta: 1.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42845 Inverness Ct	0.38mi	4/2.5	2,243 (+0%)	1mo	$520,000	$232	81
41501 Ladywood Ct	0.42mi	4/2.5	2,203 (-2%)	1mo	$568,500	$258	77
42730 Steepleview St	0.31mi	4/2.5	2,380 (+6%)	1mo	$600,000	$252	74
42737 Steepleview Ct	0.36mi	4/2.0	2,417 (+8%)	6mo	$435,000	$180	63
14836 Plymouth Xing	0.63mi	4/3.5	2,310 (+3%)	1mo	$590,000	$255	60
15251 Farmbrook Dr	0.62mi	4/2.5	2,099 (-6%)	1mo	$443,000	$211	60
41849 Banbury Rd	0.67mi	3/2.5 (-1)	2,201 (-2%)	4mo	$550,000	$250	57
41100 White Haven Ct	0.71mi	3/2.5 (-1)	2,169 (-3%)	1mo	$571,000	$263	56
16761 Franklin Rd	0.64mi	3/2.5 (-1)	2,455 (+10%)	2mo	$790,000	$322	47
15238 Farmbrook Dr	0.65mi	4/2.5	1,966 (-12%)	4mo	$430,000	$219	46
42030 Schoolcraft Rd	0.65mi	3/2.0 (-1)	2,066 (-8%)	8mo	$430,000	$208	43
15215 Maxwell Ave	0.74mi	4/2.5	1,973 (-12%)	6mo	$405,000	$205	40

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: -29.2%
• Equity multiple: 0.03×
• Total profit: $-156,180
• Equity at exit: $85,734

10-year hold

• IRR: -29.5%
• Equity multiple: -0.35×
• Total profit: $-217,360
• Equity at exit: $49,715

Cash invested: $161,000 (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 48168

• Active inventory: 145
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,498 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$477 /mo · $5,721/yr
• Insurance: −$240
• HOA: −$20
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-988

Break-even live

Break-even rent $4,749

Max offer price $400,478

Occupancy floor —

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42021 Banbury Ct Northville, MI	5.0	3.0	2600	$3,623	$1.39	16d	1	0.63mi
42965 River Bend Dr Plymouth, MI	3.0	3.5	2431	$3,310	$1.36	3d	1	1.02mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 8 events

1. 2026-05-07
   listed $575,000 Active 1234-char remark

   Show marketing remark (1234 chars)

   Welcome to Northville Colony Estates! Set on a Large Lot on a quiet cul-de-sac, this 4 bedroom, 2.5 bath colonial offers the same highly desirable floor plan found in other recent neighborhood favorites -- with a price point that leaves room for comfort! Inside, you'll find generous room sizes, great natural light, extensive hardwood flooring, a great (functional!) layout, and solid bones throughout. The main level includes a living room, dining room, family room, kitchen with breakfast area & granite counters, first-floor laundry (w/ a Speed Queen washer!), updated half bath and attached side-entry garage. Upstairs features four well-sized bedrooms, & updated/refreshed bathrooms, including a private primary suite. The finished basement provides additional living space for recreation, office, fitness, storage, or entertaining. Located near Winchester Elementary & the Neighborhood Park (w/ walking trails, tennis, pickleball, basketball courts, playground, and neighborhood green space). Award-winning Northville Schools and a prime location close to downtown Northville, shopping, dining, and expressways. A Great Home, a great area and a great price! Don't miss your chance; make your appointment today!

2. 2026-05-07
   listed $575,000 Active 1229-char remark

   Show marketing remark (1234 chars)

   Welcome to Northville Colony Estates! Set on a Large Lot on a quiet cul-de-sac, this 4 bedroom, 2.5 bath colonial offers the same highly desirable floor plan found in other recent neighborhood favorites -- with a price point that leaves room for comfort! Inside, you'll find generous room sizes, great natural light, extensive hardwood flooring, a great (functional!) layout, and solid bones throughout. The main level includes a living room, dining room, family room, kitchen with breakfast area & granite counters, first-floor laundry (w/ a Speed Queen washer!), updated half bath and attached side-entry garage. Upstairs features four well-sized bedrooms, & updated/refreshed bathrooms, including a private primary suite. The finished basement provides additional living space for recreation, office, fitness, storage, or entertaining. Located near Winchester Elementary & the Neighborhood Park (w/ walking trails, tennis, pickleball, basketball courts, playground, and neighborhood green space). Award-winning Northville Schools and a prime location close to downtown Northville, shopping, dining, and expressways. A Great Home, a great area and a great price! Don't miss your chance; make your appointment today!

3. 2026-05-07
   listed $575,000 Active

   Show marketing remark (1234 chars)

   Welcome to Northville Colony Estates! Set on a Large Lot on a quiet cul-de-sac, this 4 bedroom, 2.5 bath colonial offers the same highly desirable floor plan found in other recent neighborhood favorites -- with a price point that leaves room for comfort! Inside, you'll find generous room sizes, great natural light, extensive hardwood flooring, a great (functional!) layout, and solid bones throughout. The main level includes a living room, dining room, family room, kitchen with breakfast area & granite counters, first-floor laundry (w/ a Speed Queen washer!), updated half bath and attached side-entry garage. Upstairs features four well-sized bedrooms, & updated/refreshed bathrooms, including a private primary suite. The finished basement provides additional living space for recreation, office, fitness, storage, or entertaining. Located near Winchester Elementary & the Neighborhood Park (w/ walking trails, tennis, pickleball, basketball courts, playground, and neighborhood green space). Award-winning Northville Schools and a prime location close to downtown Northville, shopping, dining, and expressways. A Great Home, a great area and a great price! Don't miss your chance; make your appointment today!

4. 2026-05-01
   historical $575,000
5. 2026-05-01
   historical $575,000 1229-char remark
6. 1999-01-26
   soldstatus $245,000
7. 1998-10-27
   soldstatus $245,000
8. 1998-07-20
   listed $249,900

ⓘ 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: $5,721 · $477/mo
• Projected year-2 tax: $7,288 · $607/mo
• Expected delta: +$1,567/yr (+$131/mo · 27.4%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,981
• − Mortgage interest: −$32,209
• − Property taxes: −$5,721
• − Insurance: −$2,875
• − Repairs & maintenance: −$3,359
• − Management: −$3,359
• − HOA: −$240
• − Depreciation: −$16,727
• Taxable loss: −$22,508
• Est. tax savings @ 24.0%: +$5,402
• After-tax cash flow: $-6,453/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: Northville Public Schools
• NCES district ID: 2625980
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $108,824
• Composite: 66.21/100
• National rank: #431
• State rank: #4 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

• City population: 40,076
• Population (ZIP): 25,039

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 (72%)
• Race & ethnicity: White 72% Asian 19% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 3%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 77% English-only · Other Indo-European 7% Other Asian/Pacific 5% Chinese 3%

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: ▼ -198.06%
• Current HPI: 176.9122
• 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

+130.1% since first listed

14 events — show timeline

• 2026-05-29 Pending — REALCOMP
• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-29 Pending — SW Michigan MLS
• 2026-05-23 Contingent — REALCOMP
• 2026-05-23 Contingent — MiRealSource-MiMLS
• 2026-05-23 Contingent — SW Michigan MLS
• 2026-05-07 Listed $575,000 REALCOMP
• 2026-05-07 Listed $575,000 SW Michigan MLS
• 2026-05-07 Listed $575,000 MiRealSource-MiMLS
• 2026-05-01 Coming Soon $575,000 MiRealSource-MiMLS
• 2026-05-01 Coming Soon $575,000 SW Michigan MLS
• 1999-01-26 Sold (Public Records) $245,000 Public Records
• 1998-10-27 Sold (MLS) $245,000 REALCOMP
• 1998-07-20 Listed $249,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $5,721 · +2.5% YoY. Source: county tax records.