2555 Longmeadow Dr · Trenton, MI 48183

$169,900

3 bd · 1.5 ba · 963 sqft · SingleFamily public records · 5 Days on market

Built 1955 8,712 sqft lot Est $217k · 22% 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 +15.0/15.0
• Cash flow +12.6/30.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IT IS ALL ABOUT THE LOCATION OF THIS: 3 bedroom Trenton brick ranch situated on an oversized corner lot! Foyer w/ entrance closet * cove ceilings & wet plaster walls in L/R and D/R * Oak hardwood floors throughout * #1 bedroom being used as a home office and the closet is being used as a pantry (hdwd flooring under the plywood) * #2 bedroom has hardwood flooring under the carpeting * #3 bedroom has hardwood flooring under the present tile floor * bathroom has original ceramic tile and is in EXCELLENT condition * kitchen has original cabinetry, stainless steel refrigerator, gas stove * basement has poured walls, circuit breakers, glass block windows, built-in shelving * newer sewer line and newer trap * Amana furnace * vinyl windows throughout home * attractive brick paver patio plus large shed to house lawn equipment *

Key facts

• Oversized corner lot
• Original cabinetry
• Gas stove

Tags

• OVERSIZED CORNER LOT
• OAK HARDWOOD FLOORS
• ORIGINAL CERAMIC TILE
• ORIGINAL CABINETRY
• STAINLESS STEEL REFRIGERATOR
• GAS STOVE

Property features AI

Finance

• Other: Lot approximately 0.2 acres (100 x 83); Subdivision: Butler Farms Sub

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick construction; Asphalt roof; Unfinished basement
• Exterior features: Asphalt roof; Paved road access; Unfinished basement

Interior

• Kitchen: Gas range; Garbage disposal
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Disposal; Free-standing gas range
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.8% below list).
• Recommended offer: $165k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Trenton — 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 88/100 on livability (#15 in MI, #250 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+.
• Trenton Public Schools (suburban): math 44% / reading 53% proficiency, ranked #109 of 540 in MI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jesse L Anderson Elementary School (math 52% / reading 58%, grade C, #271 of 1,397 statewide, top 20%, 582 students, 31% FRL); Boyd W Arthurs Middle School (math 40% / reading 53%, grade D+, #150 of 493 statewide, top 31%, 513 students, 32% FRL); Trenton High School (math 47% / reading 62%, grade C-, #109 of 713 statewide, top 17%, 892 students, 30% FRL).
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,121 (2.8% 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 1955 — 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 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?
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: 0.97% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $216,675
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2490 Pinetree Dr	0.06mi	3/2.0	963 (0%)	4mo	$227,500	$236	92
2431 Grange Rd	0.24mi	3/1.0	954 (-1%)	3mo	$215,000	$225	83
2450 Sherwood St	0.26mi	3/1.5	954 (-1%)	11mo	$208,500	$219	77
1934 Pinetree Dr	0.42mi	3/1.5	1,040 (+8%)	5mo	$260,000	$250	63
3256 S Stella Ct	0.40mi	3/1.0	1,055 (+10%)	5mo	$200,000	$190	59
2980 Maxwell St	0.51mi	3/1.0	1,044 (+8%)	8mo	$215,000	$206	53
2950 Manning St	0.49mi	3/1.5	1,008 (+5%)	22mo	$205,000	$203	50
1925 Pinetree Dr	0.43mi	3/2.0	1,040 (+8%)	24mo	$234,000	$225	45
2990 Maxwell St	0.52mi	3/2.0	1,026 (+6%)	24mo	$235,000	$229	43
3101 Maxwell St	0.59mi	3/2.0	1,044 (+8%)	22mo	$261,000	$250	38
3122 Patton St	0.67mi	3/1.0	1,044 (+8%)	19mo	$189,900	$182	37

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-28,753
• Equity at exit: $25,333

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-26,284
• 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 48183

• Active inventory: 181
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$364 /mo · $4,365/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-21

Break-even live

Break-even rent $1,678

Max offer price $166,184

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $27	+0% $-21	+5% $-69	+10% $-117
Rent	-10% $-151	-5% $-86	+0% $-21	+5% $44	+10% $109
Rate	-1.0pp $65	-0.5pp $22	base $-21	+0.5pp $-65	+1.0pp $-110

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25010 Marsh Creek Blvd Woodhaven, MI	2.0–3.0	2.0	1150	$2,123	$1.85	0d	6	1.33mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $169,900 Pending 5 DOM
2. 2026-06-13
   days on market $169,900 Active 4 DOM
3. 2026-06-10
   remarks 695-char remark
4. 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: $4,365 · $364/mo
• Projected year-2 tax: $4,365 · $364/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,815
• − Mortgage interest: −$9,517
• − Property taxes: −$4,365
• − Insurance: −$850
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,943
• Taxable loss: −$3,030
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $475/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: Trenton Public Schools
• NCES district ID: 2633900
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $55,947
• Composite: 42.08/100
• National rank: #3321
• State rank: #109 of 540 in MI

Livability — Trenton

• Score: 88/100
• State rank: #15
• US rank: #250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 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: ▼ -222.34%
• Current HPI: 216.3623
• 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

2 events — show timeline

• 2026-06-09 Listed $169,900 MiRealSource-MiMLS
• 2026-06-09 Listed $169,900 REALCOMP

Property tax history

+3.3%/yr

Latest (2025): $4,365 · +7.9% YoY. Source: county tax records.