2625 Caledonia Ct · Westland, MI 48186

$25,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 7 Days on market

Built 1942 0.26 ac lot $30/sqft · 78% below area ↓ 10% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Open house Thursday 5/14/2026 5pm - 6pm, call for details!! Investor special with endless potential! This 2-bedroom, 1-bath home with a 1-car garage sits on a rare oversized double lot. Property sustained fire damage and requires a full renovation - ideal for investors, builders, or those looking for a complete redevelopment opportunity. No basement. Tremendous value with plenty of room for expansion or future possibilities. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed

Key facts

• Oversized double lot
• Full renovation
• Room for expansion

Tags

• OVERSIZED DOUBLE LOT
• FULL RENOVATION
• ROOM FOR EXPANSION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Wood siding construction
• Construction: Asphalt roof
• Exterior features: Exterior lighting; Back yard fencing; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 43.0% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1942 — 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 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.75% ✓
• Cap rate: 43.01%
• Cash-on-cash: 131.13%
• DSCR: 6.83
• GRM: 1.8

CMA / ARV

• ARV (median comp): $113,015
• List price: $25,000
• Delta: -77.88%
• 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
2625 Caledonia Ct	0.00mi	2/1.0	834 (0%)	1mo	$27,000	$32	99
33434 Bendon Ct	0.06mi	2/1.0	834 (0%)	3mo	$90,000	$108	94
2641 Cascade Ct	0.10mi	3/1.0 (+1)	834 (0%)	6mo	$122,000	$146	85
33824 Casco Ct	0.20mi	2/1.0	834 (0%)	8mo	$118,000	$141	84
34113 Caspian Ct	0.27mi	2/1.0	834 (0%)	4mo	$67,000	$80	84
32757 Missaukee Ct	0.44mi	2/1.0	834 (0%)	4mo	$101,500	$122	76
32332 Kalamazoo Ct	0.61mi	2/1.0	834 (0%)	4mo	$119,000	$143	68
32317 Ogemaw St	0.64mi	2/1.0	834 (0%)	8mo	$121,000	$145	64
2075 Alanson St	0.35mi	3/1.0 (+1)	936 (+12%)	6mo	$127,300	$136	53
32462 Muskegon Ct	0.53mi	3/1.0 (+1)	900 (+8%)	6mo	$75,000	$83	52
33206 Barrington St	0.53mi	3/2.0 (+1)	950 (+14%)	8mo	$219,000	$231	36
1603 Ackley Ave	0.68mi	3/1.0 (+1)	950 (+14%)	6mo	$188,000	$198	35

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: —
• Equity multiple: 7.43×
• Total profit: $45,020
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 15.77×
• Total profit: $103,391
• Equity at exit: $2,162

Cash invested: $7,000 (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 48186

• Rents YoY: 3.3%
• Active inventory: 146
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $765

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

Sensitivity live

Price	-10% $782	-5% $774	+0% $765	+5% $756	+10% $748
Rent	-10% $671	-5% $718	+0% $765	+5% $812	+10% $859
Rate	-1.0pp $778	-0.5pp $771	base $765	+0.5pp $758	+1.0pp $752

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	3d	1	0.06mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	44d	1	0.29mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	44d	1	0.29mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	44d	1	0.33mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	15d	1	0.33mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	24d	1	0.35mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.36mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.36mi
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	24d	1	0.38mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	0.40mi
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,178	$1.79	21d	1	0.48mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	44d	1	0.53mi
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	44d	1	0.57mi
34420 Sims St Unit 14 Wayne, MI	2.0	1.0	800	$900	$1.12	44d	1	0.68mi
34420 Sims St Unit 11 Wayne, MI	2.0	1.0	800	$849	$1.06	5d	1	0.69mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	3d	5	0.94mi
34639 Brush St Wayne, MI	2.0	1.0	780	$1,200	$1.54	44d	1	0.96mi
3741 S Wayne Rd Wayne, MI	2.0	1.5	1114	$1,500	$1.35	2d	1	0.99mi
34856 Fairchild St Westland, MI	3.0	1.0	1013	$1,745	$1.72	11d	1	1.00mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	1.08mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	17d	1	1.11mi
35440 Brush St Unit 7 Wayne, MI	1.0	1.0	700	$725	$1.04	24d	1	1.23mi
35505 E Michigan Ave Unit 6 Wayne, MI	1.0	1.0	620	$675	$1.09	44d	1	1.24mi
35505 E Michigan Ave Unit 1 Wayne, MI	2.0	1.0	780	$775	$0.99	44d	1	1.24mi
1353 S Linville Ave Westland, MI	3.0	1.0	948	$1,450	$1.53	10d	1	1.28mi
4924 Howe Rd Wayne, MI	3.0	1.0	1022	$1,300	$1.27	18d	1	1.30mi
35700 E Michigan Ave Wayne, MI	2.0	1.0	701	$1,060	$1.51	5d	6	1.30mi
36122 Booth Ave Westland, MI	2.0	1.0	840	$1,200	$1.43	17d	1	1.33mi
35641 Brush St Unit 35657-6 Wayne, MI	1.0	1.0	700	$750	$1.07	44d	1	1.35mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.41mi
1947 Cottrill Ln Westland, MI	1.0–2.0	1.0	750	$1,220	$1.63	44d	1	1.48mi

Listing history 6 events

1. 2026-05-13
   listed $25,000 Active 1029-char remark

   Show marketing remark (1025 chars)

   Open house Thursday 5/14/2026 5pm - 6pm, call for details!! Investor special with endless potential! This 2-bedroom, 1-bath home with a 1-car garage sits on a rare oversized double lot. Property sustained fire damage and requires a full renovation - ideal for investors, builders, or those looking for a complete redevelopment opportunity. No basement. Tremendous value with plenty of room for expansion or future possibilities. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed

2. 2026-05-13
   listed $25,000 Active 1025-char remark

   Show marketing remark (1025 chars)

   Open house Thursday 5/14/2026 5pm - 6pm, call for details!! Investor special with endless potential! This 2-bedroom, 1-bath home with a 1-car garage sits on a rare oversized double lot. Property sustained fire damage and requires a full renovation - ideal for investors, builders, or those looking for a complete redevelopment opportunity. No basement. Tremendous value with plenty of room for expansion or future possibilities. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed

3. 2010-09-20
   soldstatus $13,500

   Show marketing remark (72 chars)

   Great Price on This Ranch Home. See Additional Photos. Data Approximate.

4. 2010-07-26
   listed $14,000

   Show marketing remark (72 chars)

   Great Price on This Ranch Home. See Additional Photos. Data Approximate.

5. 2003-04-01
   soldstatus $64,360
6. 1999-01-26
   soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 14 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: $14,243
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$727
• Taxable income: $9,337
• Est. tax owed @ 24.0%: −$2,241
• After-tax cash flow: $6,938/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

-10.0% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $27,000 REALCOMP
• 2026-05-29 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-13 Listed $25,000 REALCOMP
• 2026-05-13 Listed $25,000 MiRealSource-MiMLS
• 2010-09-20 Sold (MLS) $13,500 REALCOMP
• 2010-07-26 Listed $14,000 REALCOMP
• 2003-04-01 Sold (Public Records) $64,360 Public Records
• 1999-01-26 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,554 · -37.9% YoY. Source: county tax records.