8203 Huntington St #16 · Westland, MI 48185

$74,900

2 bd · 1.0 ba · 733 sqft · Condo public records · 12 Days on market

Built 1967 $323/mo HOA · 27% of rent

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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 +14.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom upper unit ready to sell! Great condo with Livonia schools, shared basement with storage and laundry. As is sale. BATVAI

Key facts

• Storage
• Livonia schools
• Upper unit

Tags

• UPPER UNIT
• SHARED BASEMENT
• STORAGE
• LAUNDRY
• LIVONIA SCHOOLS

Property features AI

Finance

• Other: Property type: Residential condominium; Subdivision: HUNTINGTON CLUB; Directions reference: east of Merriman; Cross streets: E Merriman & N Ann Arbor
• HOA & community: Homeowners association with monthly fee; Association fee: $323 per month; Association maintains grounds

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels; Upper-level entry with steps; Brick construction; Pets allowed
• Construction: Brick exterior; Block foundation
• Exterior features: Balcony; Paved road access

Interior

• Kitchen: Electric cooktop; Free‑standing freezer
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (natural gas); No cooling
• Interior features: Electric cooktop; Free‑standing freezer; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $15 ($186/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 6.5% 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+.
• 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.
• Market conditions: Rents flat; 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $518 of loan paydown is wiped out by about $2k 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.
• 6 sale attempts since 14y 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: property tax is 3.1% of price; HOA is 27% of rent.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.32×
• Total profit: $-14,224
• Equity at exit: $11,168

10-year hold

• IRR: -33.6%
• Equity multiple: -0.10×
• Total profit: $-22,977
• Equity at exit: $6,476

Cash invested: $20,972 (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: 166
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$31
• HOA: −$323
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $15

Break-even live

Break-even rent $1,190

Max offer price $74,900

Occupancy floor 94%

Sensitivity live

Price	-10% $58	-5% $37	+0% $15	+5% $-6	+10% $-27
Rent	-10% $-80	-5% $-32	+0% $15	+5% $63	+10% $111
Rate	-1.0pp $53	-0.5pp $35	base $15	+0.5pp $-4	+1.0pp $-24

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7560 N Merriman Rd Westland, MI	1.0–2.0	1.0	805	$1,135	$1.41	25d	2	0.26mi
31680 Cowan Rd Westland, MI	1.0–2.0	1.0	700	$1,300	$1.86	45d	1	0.56mi
7127 Bonnie Dr Westland, MI	1.0	1.0	750	$1,079	$1.44	6d	6	1.19mi

HOA detail condo

• Monthly dues: $323 · $3,876/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $74,900 Active 12 DOM
2. 2026-06-18
   days on market $74,900 Active 9 DOM
3. 2026-06-17
   days on market $74,900 Active 8 DOM
4. 2026-06-16
   days on market $74,900 Active 7 DOM
5. 2026-06-15
   days on market $74,900 Active 6 DOM
6. 2026-06-13
   remarks 212-char remark
7. 2026-06-13
   days on market $74,900 Active 4 DOM
8. 2026-06-10
   remarks 130-char remark
9. 2026-06-10
   listed $74,900 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 ≥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: $14,516
• − Mortgage interest: −$4,196
• − Property taxes: −$2,318
• − Insurance: −$374
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − HOA: −$3,876
• − Depreciation: −$2,179
• Taxable loss: −$750
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $366/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

+24.8% since first listed

22 events — show timeline

• 2026-06-08 Listed $74,900 REALCOMP
• 2026-06-08 Listed $74,900 MiRealSource-MiMLS
• 2023-12-20 Sold (Public Records) $65,900 Public Records
• 2023-12-12 Sold (Public Records) $35,000 Public Records
• 2023-11-22 Sold (MLS) $65,900 MiRealSource-MiMLS
• 2023-11-22 Sold (MLS) $65,900 REALCOMP
• 2023-10-30 Pending — REALCOMP
• 2023-10-30 Pending — MiRealSource-MiMLS
• 2023-10-16 Contingent — MiRealSource-MiMLS
• 2023-10-16 Contingent — REALCOMP
• 2023-10-05 Price Changed $68,900 MiRealSource-MiMLS
• 2023-10-04 Price Changed $68,900 REALCOMP
• 2023-09-17 Listed $74,900 REALCOMP
• 2023-09-17 Coming Soon $74,900 REALCOMP
• 2023-09-16 Listed $74,900 MiRealSource-MiMLS
• 2013-02-25 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2013-02-25 Sold (MLS) $18,000 REALCOMP
• 2013-02-13 Listing Removed — MiRealSource-MiMLS
• 2013-02-13 Listing Removed — REALCOMP
• 2012-12-14 Listed $18,000 MiRealSource-MiMLS
• 2012-12-14 Listed $18,000 REALCOMP
• 2000-12-14 Sold (Public Records) $60,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,318 · +2.4% YoY. Source: county tax records.