26912 W Davison · Livonia, MI 48239

$225,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 8 Days on market

Built 1955 7,405 sqft lot Est $190k · 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 +14.6/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to! This charming fully brick ranch features 3 bedrooms and 1.5 baths. Inside, you'll find a beautifully updated kitchen featuring Merillat cabinets, marble countertops, and stainless steel appliances. There is a full basement with the washer and dryer included, as well as a spacious 2-car garage. Thoughtfully designed to honor the character and period of the home, this move-in ready gem showcases fresh paint throughout and newly refinished hardwood floors. Additional updates include a newer furnace and hot water tank. The backyard is a quaint spot for your morning coffee or hosting loved ones. Clean, adorable, and full of charm -- stop by today for a showing! BTVAI. Seller is a licensed Real Estate Salesperson in the State of Michigan.

Key facts

• Merillat cabinets
• Marble countertops
• Full basement

Tags

• FULLY BRICK RANCH
• UPDATED KITCHEN
• MERILLAT CABINETS
• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Ranch-style single family residence; Built in 1955
• Construction: Brick construction; Asphalt roof
• Exterior features: Corner lot with sidewalk; Public water

Interior

• Kitchen: Kitchen (14 x 10)
• Bedrooms: Primary bedroom (13 x 13); Bedroom 2 (13 x 9); Bedroom 3 (12 x 9)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Total of 6 rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $53 ($632/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 $177k (21.4% below list).
• Recommended offer: $177k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Livonia — 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 (#116 in MI, #2,784 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, health & safety D, commute F.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $65k; list at $225k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,796 (21.4% below list)

Questions for the listing agent

1. Built in 1955 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $189,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12770 Leverne	0.38mi	3/1.5	1,026 (-1%)	0mo	$205,000	$200	78
13965 Minock Dr	0.27mi	3/1.5	1,042 (+1%)	8mo	$172,000	$165	78
14041 Minock Dr	0.31mi	3/1.5	1,042 (+1%)	6mo	$167,000	$160	78
13221 Columbia St	0.06mi	3/1.5	1,102 (+6%)	8mo	$202,000	$183	78
14126 Rockland	0.42mi	3/1.5	1,042 (+1%)	2mo	$205,000	$197	76
12890 Hemingway	0.27mi	3/1.5	1,094 (+6%)	1mo	$135,000	$123	75
13210 Tecumseh Ave	0.15mi	3/2.0	1,096 (+6%)	11mo	$180,000	$164	70
12135 Leverne	0.69mi	2/1.5 (-1)	1,050 (+1%)	6mo	$167,000	$159	54
26056 Lyndon	0.62mi	2/1.5 (-1)	1,068 (+3%)	6mo	$205,000	$192	54
13556 Centralia	0.63mi	3/2.0	1,008 (-3%)	12mo	$215,000	$213	52
14284 Arcola St	0.49mi	3/1.5	1,157 (+12%)	5mo	$260,000	$225	51
14154 San Jose	0.32mi	3/1.5	1,190 (+15%)	14mo	$180,000	$151	46

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,761
• Equity at exit: $33,548

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-22,786
• Equity at exit: $19,454

Cash invested: $63,000 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $53

Break-even live

Break-even rent $1,701

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $116	+0% $53	+5% $-11	+10% $-75
Rent	-10% $-87	-5% $-17	+0% $53	+5% $123	+10% $192
Rate	-1.0pp $166	-0.5pp $110	base $53	+0.5pp $-6	+1.0pp $-65

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	0.19mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.83mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.90mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	1.00mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	1.33mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	1.37mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $225,000 Pending 8 DOM
2. 2026-06-04
   days on market $225,000 Active 7 DOM
3. 2026-06-03
   days on market $225,000 Active 6 DOM
4. 2026-06-02
   days on market $225,000 Active 5 DOM
5. 2026-06-01
   days on market $225,000 Active 4 DOM
6. 2026-05-31
   days on market $225,000 Active 3 DOM
7. 2026-05-28
   listed $225,000 Active

   Show marketing remark (759 chars)

   Welcome home to! This charming fully brick ranch features 3 bedrooms and 1.5 baths. Inside, you'll find a beautifully updated kitchen featuring Merillat cabinets, marble countertops, and stainless steel appliances. There is a full basement with the washer and dryer included, as well as a spacious 2-car garage. Thoughtfully designed to honor the character and period of the home, this move-in ready gem showcases fresh paint throughout and newly refinished hardwood floors. Additional updates include a newer furnace and hot water tank. The backyard is a quaint spot for your morning coffee or hosting loved ones. Clean, adorable, and full of charm -- stop by today for a showing! BTVAI. Seller is a licensed Real Estate Salesperson in the State of Michigan.

8. 2026-05-28
   listed $225,000 Active 759-char remark

   Show marketing remark (759 chars)

   Welcome home to! This charming fully brick ranch features 3 bedrooms and 1.5 baths. Inside, you'll find a beautifully updated kitchen featuring Merillat cabinets, marble countertops, and stainless steel appliances. There is a full basement with the washer and dryer included, as well as a spacious 2-car garage. Thoughtfully designed to honor the character and period of the home, this move-in ready gem showcases fresh paint throughout and newly refinished hardwood floors. Additional updates include a newer furnace and hot water tank. The backyard is a quaint spot for your morning coffee or hosting loved ones. Clean, adorable, and full of charm -- stop by today for a showing! BTVAI. Seller is a licensed Real Estate Salesperson in the State of Michigan.

9. 2026-05-28
   listed $225,000 Active 759-char remark

   Show marketing remark (759 chars)

   Welcome home to! This charming fully brick ranch features 3 bedrooms and 1.5 baths. Inside, you'll find a beautifully updated kitchen featuring Merillat cabinets, marble countertops, and stainless steel appliances. There is a full basement with the washer and dryer included, as well as a spacious 2-car garage. Thoughtfully designed to honor the character and period of the home, this move-in ready gem showcases fresh paint throughout and newly refinished hardwood floors. Additional updates include a newer furnace and hot water tank. The backyard is a quaint spot for your morning coffee or hosting loved ones. Clean, adorable, and full of charm -- stop by today for a showing! BTVAI. Seller is a licensed Real Estate Salesperson in the State of Michigan.

10. 1991-06-28
    soldstatus $65,000

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $2,154 · $180/mo
• Expected delta: +$1,311/yr (+$109/mo · 155.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,216
• − Mortgage interest: −$12,603
• − Property taxes: −$844
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$6,545
• Taxable loss: −$3,297
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $1,424/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 of 540 in MI

Livability — Livonia

• Score: 77/100
• State rank: #116
• US rank: #2784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+246.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $225,000 MiRealSource-MiMLS
• 2026-05-28 Listed $225,000 REALCOMP
• 2026-05-28 Listed $225,000 SW Michigan MLS
• 1991-06-28 Sold (Public Records) $65,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $844 · -66.0% YoY. Source: county tax records.