29215 Badelt St · Westland, MI 48185

$229,700

3 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 12 Days on market

Built 1955 5,663 sqft lot Est $192k · 19% over

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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).

• Cash flow +8.1/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME! WESTLAND 3 BEDROOM BRICK RANCH STYLE HOME OFFERING YOU JUST UNDER 1200 SQFT OF ENTRY LEVEL LIVING SPACE, 2 FULL BATHS, FULL BASEMENT, CENTRAL AIR, SHED, COMPLETELY FENCED YARD, LIGHTLY LANDSCAPED IN FRONT YARD, AWARD WINNING LIVONIA SCHOOLS, LARGE EAT-IN KITCHEN WITH PLENTY OF CABINETS AND COUNTERTOP SPACE, GRANITE COUNTERS, SOME APPLIANCES INCLUDED, ALL APPLIANCES NEGOTIABLE, LIVING ROOM WITH LARGE PICTURE WINDOW THAT ALLOWS LOTS OF NATURAL SUNLIGHT, NATURAL HARDWOOD FLOORS THAT CARRY THROUGH LIVING ROOM, HALLWAY AND ALL BEDROOMS, LUXURY VINYL PLANK FLOORING IN KITCHEN, FRESHLY PAINTED, NEUTRAL-DECOR THROUGHOUT, CLOSE TO SCHOOLS, SHOPPING, ENTERTAINMENT, AND RESTAURANTS, MANY EXTRAS! CALL TO SCHEDULE A PRIVATE SHOWING TODAY!

Key facts

• Large eat in kitchen
• Full basement
• Central air

Tags

• BRICK RANCH STYLE HOME
• FULL BASEMENT
• CENTRAL AIR
• COMPLETELY FENCED YARD
• LARGE EAT IN KITCHEN
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (30.9% below list).
• Recommended offer: $159k (30.9% below list) — sets the bar for 1% rule.

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+.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cleveland Elementary School (math 37% / reading 47%, grade F, #547 of 1,397 statewide, top 41%, 428 students, 62% FRL); Cooper Upper Elementary School (math 22% / reading 45%, grade F, #303 of 493 statewide, top 62%, 662 students, 49% FRL); Franklin High School (math 36% / reading 52%, grade F, #255 of 713 statewide, top 36%, 1,327 students, 40% FRL) — zoned schools average 50% FRL vs 22% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Livonia Public Schools School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 163 active listings in the ZIP; 13 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).
• This rent runs 31% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 12 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,790 (30.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.69% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $192,337
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7355 W Frumin Ct	0.30mi	3/1.0	1,020 (+1%)	1mo	$225,000	$221	83
8416 Hugh St	0.47mi	3/1.5	996 (-1%)	1mo	$235,000	$236	73
8615 Fremont St	0.57mi	3/1.0	1,027 (+2%)	2mo	$190,000	$185	68
29854 Malvern St	0.42mi	3/1.0	1,077 (+7%)	5mo	$228,500	$212	64
8138 Hillcrest Blvd	0.71mi	3/1.0	1,026 (+2%)	2mo	$238,501	$232	62
29624 Bridge St	0.56mi	3/1.0	955 (-5%)	5mo	$130,000	$136	61
7457 Harrison St	0.43mi	3/1.0	1,120 (+11%)	2mo	$169,900	$152	60
28710 Cambridge St	0.61mi	3/2.0	1,030 (+2%)	5mo	$175,000	$170	59
7435 Lathers St	0.48mi	3/1.0	1,120 (+11%)	2mo	$200,000	$179	57
7256 Deering St	0.72mi	3/1.0	936 (-7%)	1mo	$180,000	$192	53
8411 Hugh St	0.49mi	3/1.0	1,144 (+14%)	4mo	$219,000	$191	52
28627 Bridge St	0.60mi	3/2.0	1,100 (+9%)	5mo	$175,000	$159	49

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 · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.13×
• Total profit: $-56,005
• Equity at exit: $34,249

10-year hold

• IRR: -35.3%
• Equity multiple: -0.31×
• Total profit: $-84,461
• Equity at exit: $19,860

Cash invested: $64,316 (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 48185

• Rents YoY: 0.2%
• Active inventory: 163
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$1,205
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-225

Break-even live

Break-even rent $1,873

Max offer price $189,913

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-160	+0% $-225	+5% $-290	+10% $-355
Rent	-10% $-351	-5% $-288	+0% $-225	+5% $-163	+10% $-100
Rate	-1.0pp $-110	-0.5pp $-167	base $-225	+0.5pp $-285	+1.0pp $-345

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: $57,425
• Closing costs: $6,891
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	26d	1	0.39mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	0.43mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	18d	1	0.48mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	19d	1	0.78mi
7560 N Merriman Rd Westland, MI	1.0–2.0	1.0	805	$1,135	$1.41	26d	2	0.95mi
30500 Warren Rd Westland, MI	2.0	1.0	900	$1,128	$1.25	45d	1	1.00mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	1.03mi
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	12d	1	1.07mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	0d	21	1.07mi
31480 Warren Rd Unit 203 Westland, MI	2.0	2.0	995	$1,650	$1.66	45d	1	1.20mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	1.21mi
31680 Cowan Rd Westland, MI	1.0–2.0	1.0	700	$1,300	$1.86	45d	1	1.27mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	1d	1	1.31mi

Listing history 4 events

1. 2026-02-13
   status Pending 749-char remark

   Show marketing remark (749 chars)

   WELCOME HOME! WESTLAND 3 BEDROOM BRICK RANCH STYLE HOME OFFERING YOU JUST UNDER 1200 SQFT OF ENTRY LEVEL LIVING SPACE, 2 FULL BATHS, FULL BASEMENT, CENTRAL AIR, SHED, COMPLETELY FENCED YARD, LIGHTLY LANDSCAPED IN FRONT YARD, AWARD WINNING LIVONIA SCHOOLS, LARGE EAT-IN KITCHEN WITH PLENTY OF CABINETS AND COUNTERTOP SPACE, GRANITE COUNTERS, SOME APPLIANCES INCLUDED, ALL APPLIANCES NEGOTIABLE, LIVING ROOM WITH LARGE PICTURE WINDOW THAT ALLOWS LOTS OF NATURAL SUNLIGHT, NATURAL HARDWOOD FLOORS THAT CARRY THROUGH LIVING ROOM, HALLWAY AND ALL BEDROOMS, LUXURY VINYL PLANK FLOORING IN KITCHEN, FRESHLY PAINTED, NEUTRAL-DECOR THROUGHOUT, CLOSE TO SCHOOLS, SHOPPING, ENTERTAINMENT, AND RESTAURANTS, MANY EXTRAS! CALL TO SCHEDULE A PRIVATE SHOWING TODAY!

2. 2026-02-13
   status Pending

   Show marketing remark (749 chars)

   WELCOME HOME! WESTLAND 3 BEDROOM BRICK RANCH STYLE HOME OFFERING YOU JUST UNDER 1200 SQFT OF ENTRY LEVEL LIVING SPACE, 2 FULL BATHS, FULL BASEMENT, CENTRAL AIR, SHED, COMPLETELY FENCED YARD, LIGHTLY LANDSCAPED IN FRONT YARD, AWARD WINNING LIVONIA SCHOOLS, LARGE EAT-IN KITCHEN WITH PLENTY OF CABINETS AND COUNTERTOP SPACE, GRANITE COUNTERS, SOME APPLIANCES INCLUDED, ALL APPLIANCES NEGOTIABLE, LIVING ROOM WITH LARGE PICTURE WINDOW THAT ALLOWS LOTS OF NATURAL SUNLIGHT, NATURAL HARDWOOD FLOORS THAT CARRY THROUGH LIVING ROOM, HALLWAY AND ALL BEDROOMS, LUXURY VINYL PLANK FLOORING IN KITCHEN, FRESHLY PAINTED, NEUTRAL-DECOR THROUGHOUT, CLOSE TO SCHOOLS, SHOPPING, ENTERTAINMENT, AND RESTAURANTS, MANY EXTRAS! CALL TO SCHEDULE A PRIVATE SHOWING TODAY!

3. 2026-02-02
   listed $229,700 Active 749-char remark

   Show marketing remark (749 chars)

   WELCOME HOME! WESTLAND 3 BEDROOM BRICK RANCH STYLE HOME OFFERING YOU JUST UNDER 1200 SQFT OF ENTRY LEVEL LIVING SPACE, 2 FULL BATHS, FULL BASEMENT, CENTRAL AIR, SHED, COMPLETELY FENCED YARD, LIGHTLY LANDSCAPED IN FRONT YARD, AWARD WINNING LIVONIA SCHOOLS, LARGE EAT-IN KITCHEN WITH PLENTY OF CABINETS AND COUNTERTOP SPACE, GRANITE COUNTERS, SOME APPLIANCES INCLUDED, ALL APPLIANCES NEGOTIABLE, LIVING ROOM WITH LARGE PICTURE WINDOW THAT ALLOWS LOTS OF NATURAL SUNLIGHT, NATURAL HARDWOOD FLOORS THAT CARRY THROUGH LIVING ROOM, HALLWAY AND ALL BEDROOMS, LUXURY VINYL PLANK FLOORING IN KITCHEN, FRESHLY PAINTED, NEUTRAL-DECOR THROUGHOUT, CLOSE TO SCHOOLS, SHOPPING, ENTERTAINMENT, AND RESTAURANTS, MANY EXTRAS! CALL TO SCHEDULE A PRIVATE SHOWING TODAY!

4. 2026-02-02
   listed $229,700 Active

   Show marketing remark (749 chars)

   WELCOME HOME! WESTLAND 3 BEDROOM BRICK RANCH STYLE HOME OFFERING YOU JUST UNDER 1200 SQFT OF ENTRY LEVEL LIVING SPACE, 2 FULL BATHS, FULL BASEMENT, CENTRAL AIR, SHED, COMPLETELY FENCED YARD, LIGHTLY LANDSCAPED IN FRONT YARD, AWARD WINNING LIVONIA SCHOOLS, LARGE EAT-IN KITCHEN WITH PLENTY OF CABINETS AND COUNTERTOP SPACE, GRANITE COUNTERS, SOME APPLIANCES INCLUDED, ALL APPLIANCES NEGOTIABLE, LIVING ROOM WITH LARGE PICTURE WINDOW THAT ALLOWS LOTS OF NATURAL SUNLIGHT, NATURAL HARDWOOD FLOORS THAT CARRY THROUGH LIVING ROOM, HALLWAY AND ALL BEDROOMS, LUXURY VINYL PLANK FLOORING IN KITCHEN, FRESHLY PAINTED, NEUTRAL-DECOR THROUGHOUT, CLOSE TO SCHOOLS, SHOPPING, ENTERTAINMENT, AND RESTAURANTS, MANY EXTRAS! CALL TO SCHEDULE A PRIVATE SHOWING TODAY!

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,845 · $237/mo
• Expected delta: +$692/yr (+$58/mo · 32.2%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,055
• − Mortgage interest: −$12,867
• − Property taxes: −$2,153
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$6,682
• Taxable loss: −$6,844
• Est. tax savings @ 24.0%: +$1,643
• After-tax cash flow: $-1,060/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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): 48,530
• Household income: $60,854
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2263.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 7% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 5% Arabic 2% 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: ▼ -265.65%
• Current HPI: 237.7594
• Rent YoY: ▲ 0.17%
• 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

4 events — show timeline

• 2026-02-13 Pending — MiRealSource-MiMLS
• 2026-02-13 Pending — REALCOMP
• 2026-02-02 Listed $229,700 MiRealSource-MiMLS
• 2026-02-02 Listed $229,700 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $2,153 · -24.8% YoY. Source: county tax records.