1015 Easley Dr · Westland, MI 48186

$165,000

3 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 79 Days on market

Built 1958 7,841 sqft lot Est $201k · 18% under ↓ 18% since listing

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• 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

Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $70 ($837/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 $151k (8.5% below list).
• Recommended offer: $151k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.4% 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.
• Zoned schools: Alexander Hamilton Elementary School (math 8% / reading 17%, grade F, #1,203 of 1,397 statewide, top 87%, 472 students, 75% FRL); Wayne Memorial High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 1,361 students, 63% FRL).
• Market conditions: Rents rising (+3.3%/yr); 155 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 79 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,961 (8.5% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $201,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Forest St	0.40mi	3/1.0	1,291 (-0%)	2mo	$190,000	$147	79
33823 Hiveley St	0.41mi	3/1.0	1,300 (+0%)	2mo	$225,000	$173	79
740 S Venoy Rd	0.27mi	3/1.5	1,274 (-2%)	8mo	$210,000	$165	76
33940 Hiveley St	0.47mi	3/1.0	1,291 (-0%)	8mo	$179,000	$139	71
33240 Parkwood St	0.18mi	3/1.0	1,481 (+14%)	2mo	$185,000	$125	67
473 Darwin St	0.58mi	3/1.0	1,241 (-4%)	0mo	$195,000	$157	65
1072 S Venoy Rd	0.18mi	3/2.0	1,481 (+14%)	4mo	$123,000	$83	60
32211 Avondale St	0.57mi	3/2.0	1,358 (+5%)	9mo	$210,000	$155	54
535 S Hubbard St	0.52mi	3/1.5	1,474 (+14%)	4mo	$250,000	$170	48
34060 Avondale St	0.43mi	3/2.0	1,465 (+13%)	10mo	$220,000	$150	46
32025 Birchwood St St	0.69mi	3/1.0	1,463 (+13%)	8mo	$199,000	$136	40
34465 Fairchild St	0.62mi	4/2.0 (+1)	1,490 (+15%)	8mo	$263,000	$177	30

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-21,857
• Equity at exit: $24,602

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-11,505
• Equity at exit: $14,266

Cash invested: $46,200 (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: 155
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$865
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $70

Break-even live

Break-even rent $1,421

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $163	-5% $116	+0% $70	+5% $23	+10% $-24
Rent	-10% $-50	-5% $10	+0% $70	+5% $129	+10% $189
Rate	-1.0pp $153	-0.5pp $112	base $70	+0.5pp $27	+1.0pp $-17

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33240 Parkwood St Westland, MI	3.0	1.0	1481	$1,750	$1.18	17d	1	0.19mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	19d	1	0.43mi
33900 Beechnut St Westland, MI	3.0	1.5	1631	$1,850	$1.13	0d	1	0.56mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	46d	1	0.62mi
33381 Florence St Garden City, MI	3.0	2.0	1000	$1,540	$1.54	5d	1	0.74mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	20d	1	0.78mi
34856 Fairchild St Westland, MI	3.0	1.0	1013	$1,745	$1.72	13d	1	0.78mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	5d	1	0.79mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	17d	1	0.82mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	46d	1	0.85mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	46d	1	0.91mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	46d	1	0.91mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	26d	1	1.08mi
31809 Tuscola Ct Westland, MI	3.0	1.0	1078	$1,400	$1.30	1d	1	1.08mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	1.17mi
1353 S Linville Ave Westland, MI	3.0	1.0	948	$1,450	$1.53	12d	1	1.30mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	24d	1	1.40mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	46d	3	1.44mi

Listing history 11 events

1. 2026-02-21
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

2. 2026-02-21
   status Pending

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

3. 2026-02-17
   price $165,000 434-char remark

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

4. 2026-02-17
   price $165,000

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

5. 2026-01-10
   price $179,900 434-char remark

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

6. 2026-01-09
   price $179,900
7. 2025-12-19
   price $190,000 434-char remark

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

8. 2025-12-18
   price $190,000
9. 2025-12-04
   listed $200,000 Active 434-char remark

   Show marketing remark (434 chars)

   Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

10. 2025-12-04
    listed $200,000 Active

    Show marketing remark (434 chars)

    Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

11. 2025-12-02
    historical $200,000 434-char remark

    Show marketing remark (434 chars)

    Brick 3-bedroom home on a corner lot in a quiet neighborhood within the Wayne-Westland School District. The home features wood floors, a full basement, and a 2-car detached garage. The fenced backyard is ideal for pets and outdoor activities. Bonus room on 2nd floor could be a 4th bedroom. Conveniently located less than block from Hamilton Elementary, less than a mile to Adams Middle School and Mack Mayfield Municipal Golf Course.

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$138/yr (+$11/mo · 6.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,115
• − Mortgage interest: −$9,243
• − Property taxes: −$2,266
• − Insurance: −$825
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,800
• Taxable loss: −$1,917
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $1,297/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

-17.5% since first listed

11 events — show timeline

• 2026-02-21 Pending — MiRealSource-MiMLS
• 2026-02-21 Pending — REALCOMP
• 2026-02-17 Price Changed $165,000 MiRealSource-MiMLS
• 2026-02-17 Price Changed $165,000 REALCOMP
• 2026-01-10 Price Changed $179,900 MiRealSource-MiMLS
• 2026-01-09 Price Changed $179,900 REALCOMP
• 2025-12-19 Price Changed $190,000 MiRealSource-MiMLS
• 2025-12-18 Price Changed $190,000 REALCOMP
• 2025-12-04 Listed $200,000 MiRealSource-MiMLS
• 2025-12-04 Listed $200,000 REALCOMP
• 2025-12-02 Coming Soon $200,000 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $2,266 · -16.8% YoY. Source: county tax records.