6003 Esther Not Applicable · Romulus, MI 48174

$41,100

3 bd · 1.0 ba · 1,680 sqft · Manufactured · 782 Days on market

Built 2024 Poor condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Community management
• Clubhouse

Tags

• SWIMMING POOL
• CLUBHOUSE
• PICNIC AREA
• COMMUNITY MANAGEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $41k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.1% vs local median 4.2% in Romulus — 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 60/100 on livability (#593 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, schools F, crime F.
• Romulus Community Schools (suburban): math 9% / reading 21% proficiency, ranked #498 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 215 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 $284 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 782 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 2y 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.

Recommended offer $36,168 (12.0% below list)

Questions for the listing agent

1. It's been on market 782 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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 F 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: 3.81% ✓
• Cap rate: 34.09%
• Cash-on-cash: 99.27%
• DSCR: 5.42
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.69×
• Total profit: $53,999
• Equity at exit: $6,128

10-year hold

• IRR: —
• Equity multiple: 11.88×
• Total profit: $125,195
• Equity at exit: $3,554

Cash invested: $11,508 (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 48174

• Active inventory: 215
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$216
• Tax est. 1.5%: −$51 /mo · $616/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $952

Break-even live

Break-even rent $360

Max offer price $41,100

Occupancy floor 34%

Sensitivity live

Price	-10% $980	-5% $966	+0% $952	+5% $938	+10% $924
Rent	-10% $828	-5% $890	+0% $952	+5% $1,014	+10% $1,076
Rate	-1.0pp $973	-0.5pp $962	base $952	+0.5pp $941	+1.0pp $931

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: $10,275
• Closing costs: $1,233
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	0d	1	1.42mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.44mi

Listing history 49 events

1. 2026-06-18
   days on market $41,100 Active 782 DOM
2. 2026-06-17
   days on market $41,100 Active 781 DOM
3. 2026-06-16
   days on market $41,100 Active 780 DOM
4. 2026-06-15
   days on market $41,100 Active 779 DOM
5. 2026-06-13
   days on market $41,100 Active 777 DOM
6. 2026-06-13
   days on market $41,100 Active 776 DOM
7. 2026-06-09
   days on market $41,100 Active 773 DOM
8. 2026-06-08
   days on market $41,100 Active 772 DOM
9. 2026-06-07
   days on market $41,100 Active 771 DOM
10. 2026-06-04
    days on market $41,100 Active 768 DOM
11. 2026-06-03
    days on market $41,100 Active 767 DOM
12. 2026-06-02
    days on market $41,100 Active 766 DOM
13. 2026-06-01
    days on market $41,100 Active 765 DOM
14. 2026-05-31
    days on market $41,100 Active 764 DOM
15. 2024-05-06
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2024-05-06
    historical 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2024-05-06
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2024-05-05
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-05-05
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2024-05-03
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

21. 2024-05-03
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

22. 2024-05-02
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

23. 2024-05-02
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

24. 2024-04-23
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

25. 2024-04-22
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

26. 2024-04-22
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

27. 2024-04-22
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

28. 2024-04-22
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

29. 2024-04-21
    status Active 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

30. 2024-04-21
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

31. 2024-04-20
    status Active 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

32. 2024-04-20
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

33. 2024-04-20
    status Active 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

34. 2024-04-19
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

35. 2024-04-16
    status Active 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

36. 2024-04-16
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

37. 2024-04-16
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

38. 2024-04-15
    historical 423-char remark

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    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

39. 2024-04-14
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

40. 2024-04-13
    historical 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

41. 2024-04-12
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

42. 2024-04-12
    historical 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

43. 2024-04-11
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

44. 2024-04-11
    historical 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

45. 2024-04-11
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

46. 2024-04-11
    historical 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

47. 2024-04-10
    status Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

48. 2024-04-10
    historical 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

49. 2024-04-10
    listed $41,100 Active 423-char remark

    Show marketing remark (423 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a clubhouse, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

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

Taxation est. · year 1

• Rental income: $18,776
• − Mortgage interest: −$2,302
• − Property taxes: −$616
• − Insurance: −$206
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$1,196
• Taxable income: $11,452
• Est. tax owed @ 24.0%: −$2,748
• After-tax cash flow: $8,676/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including exterior siding, roof, and landscaping. Significant updates are needed to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but may need inspection
• Major interior walls/paint — No visible walls/paint, but may need inspection
• Major windows — No visible windows, but may need inspection
• Major foundation/structure — No visible foundation/structure, but may need inspection
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but may need inspection
• Major landscaping — Overgrown lawn, unkempt appearance

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and home value
• Both paint interior and exterior — Enhances home's appearance and value
• Both landscaping — Improves curb appeal and home value
• Both roof inspection and repair — Ensures structural integrity and value
• Both HVAC inspection and repair — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but may need inspection	Major	$15,000–50,000
interior walls/paint · No visible walls/paint, but may need inspection	Major	$15,000–50,000
windows · No visible windows, but may need inspection	Major	$15,000–50,000
foundation/structure · No visible foundation/structure, but may need inspection	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but may need inspection	Major	$15,000–50,000
landscaping · Overgrown lawn, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and home value ↑
• Both paint interior and exterior — Enhances home's appearance and value ↑
• Both landscaping — Improves curb appeal and home value ↑
• Both roof inspection and repair — Ensures structural integrity and value ↑
• Both HVAC inspection and repair — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Romulus Community Schools
• NCES district ID: 2630120
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $44,165
• Composite: 13.17/100
• National rank: #9556
• State rank: #498 of 540 in MI

Livability — Romulus

• Score: 60/100
• State rank: #593
• US rank: #19387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romulus, MI
• County: Wayne County · 1,562,939 people
• City population: 32,211
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,211
• Household income: $67,056
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 755.0

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 0.59)
• Race & ethnicity: White 52% Black 37% Two or more races 8% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -171.93%
• Current HPI: 207.8345
• 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

35 events — show timeline

• 2024-05-06 Relisted — Zillow
• 2024-05-06 Delisted — Zillow
• 2024-05-06 Relisted — Zillow
• 2024-05-05 Delisted — Zillow
• 2024-05-05 Relisted — Zillow
• 2024-05-03 Delisted — Zillow
• 2024-05-03 Relisted — Zillow
• 2024-05-02 Delisted — Zillow
• 2024-05-02 Relisted — Zillow
• 2024-04-23 Delisted — Zillow
• 2024-04-22 Relisted — Zillow
• 2024-04-22 Delisted — Zillow
• 2024-04-22 Relisted — Zillow
• 2024-04-22 Delisted — Zillow
• 2024-04-21 Relisted — Zillow
• 2024-04-21 Delisted — Zillow
• 2024-04-20 Relisted — Zillow
• 2024-04-20 Delisted — Zillow
• 2024-04-20 Relisted — Zillow
• 2024-04-19 Delisted — Zillow
• 2024-04-16 Relisted — Zillow
• 2024-04-16 Delisted — Zillow
• 2024-04-16 Relisted — Zillow
• 2024-04-15 Delisted — Zillow
• 2024-04-14 Relisted — Zillow
• 2024-04-13 Delisted — Zillow
• 2024-04-12 Relisted — Zillow
• 2024-04-12 Delisted — Zillow
• 2024-04-11 Relisted — Zillow
• 2024-04-11 Delisted — Zillow
• 2024-04-11 Relisted — Zillow
• 2024-04-11 Delisted — Zillow
• 2024-04-10 Relisted — Zillow
• 2024-04-10 Delisted — Zillow
• 2024-04-10 Listed $41,100 Zillow