11629 Centralia · Redford, MI 48239

$109,900

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 47 Days on market

Built 1952 8,276 sqft lot $120/sqft · 31% below area Est $159k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity in the heart of Redford! This 3-bedroom, 1-bath home is ideally located close to shopping, expressways, and schools, making everyday living convenient and accessible. Perfect for investors or a handy buyer looking to add their personal touch, this property offers solid potential. Recent updates include a brand new boiler installed in December 2025 along with some newer plumbing, giving you a head start on major mechanicals. The home features a spacious eat-in kitchen complete with all appliances, including a washer and dryer. Outside, you'll find a newer garage, updated cement in the back, and a nicely fenced yard - ideal for pets, kids, or outdoor entertaining. Priced to sell, this is a fantastic chance to build equity and make this home your own!

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached garage with garage door opener (2 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry
• Construction: Aluminum siding; Asphalt roof; Slab foundation; Built area above grade: 918
• Exterior features: Back yard fencing; Shed(s)

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Portable dishwasher
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (natural gas); No cooling
• Interior features: Portable dishwasher; Free-standing electric range; Free-standing refrigerator; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $760 of loan paydown is wiped out by about $3k 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 + 3.2% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $158,601
• List price: $109,900
• Delta: -30.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11756 Berwyn	0.15mi	2/1.5 (-1)	930 (+1%)	2mo	$167,500	$180	83
9960 Rockland	0.38mi	3/2.0	937 (+2%)	2mo	$150,000	$160	73
11319 Tecumseh	0.54mi	3/1.0	894 (-3%)	9mo	$116,500	$130	63
9648 Nathaline Ave	0.66mi	3/1.0	894 (-3%)	4mo	$145,000	$162	62
9640 Nathaline	0.66mi	3/1.0	894 (-3%)	5mo	$125,000	$140	61
9964 Norborne	0.31mi	3/1.0	1,033 (+12%)	5mo	$125,900	$122	61
11757 Eileen	0.46mi	3/1.0	1,040 (+13%)	0mo	$220,000	$212	56
9636 Centralia	0.41mi	3/1.0	1,043 (+14%)	4mo	$135,000	$129	55
9624 Nathaline	0.67mi	3/1.0	1,019 (+11%)	3mo	$209,000	$205	48
9922 Garfield	0.58mi	3/1.0	1,020 (+11%)	8mo	$175,000	$172	48
12770 Leverne	0.70mi	3/1.5	1,026 (+12%)	0mo	$205,000	$200	45
12135 Leverne	0.44mi	2/1.5 (-1)	1,050 (+14%)	6mo	$167,000	$159	43

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $20,994
• Equity at exit: $16,386

10-year hold

• IRR: 25.6%
• Equity multiple: 3.26×
• Total profit: $69,578
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$576
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $602

Break-even live

Break-even rent $975

Max offer price $109,900

Occupancy floor 60%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	0.26mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	0.99mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	1.06mi
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	43d	1	1.23mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	1.31mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 47 DOM
2. 2026-06-17
   days on market $109,900 Active 46 DOM
3. 2026-06-16
   days on market $109,900 Active 45 DOM
4. 2026-06-15
   days on market $109,900 Active 44 DOM
5. 2026-06-13
   days on market $109,900 Active 42 DOM
6. 2026-06-09
   days on market $109,900 Active 38 DOM
7. 2026-06-08
   days on market $109,900 Active 37 DOM
8. 2026-06-07
   days on market $109,900 Active 36 DOM
9. 2026-06-04
   days on market $109,900 Active 33 DOM
10. 2026-06-03
    days on market $109,900 Active 32 DOM
11. 2026-06-02
    days on market $109,900 Active 31 DOM
12. 2026-06-02
    price $109,900 Active 30 DOM
13. 2026-06-01
    days on market $114,900 Active 30 DOM

    Show marketing remark (779 chars)

    Charming opportunity in the heart of Redford! This 3-bedroom, 1-bath home is ideally located close to shopping, expressways, and schools, making everyday living convenient and accessible. Perfect for investors or a handy buyer looking to add their personal touch, this property offers solid potential. Recent updates include a brand new boiler installed in December 2025 along with some newer plumbing, giving you a head start on major mechanicals. The home features a spacious eat-in kitchen complete with all appliances, including a washer and dryer. Outside, you'll find a newer garage, updated cement in the back, and a nicely fenced yard - ideal for pets, kids, or outdoor entertaining. Priced to sell, this is a fantastic chance to build equity and make this home your own!

14. 2026-05-31
    days on market $114,900 Active 29 DOM
15. 2026-05-03
    listed $120,000 Active 779-char remark

    Show marketing remark (779 chars)

    Charming opportunity in the heart of Redford! This 3-bedroom, 1-bath home is ideally located close to shopping, expressways, and schools, making everyday living convenient and accessible. Perfect for investors or a handy buyer looking to add their personal touch, this property offers solid potential. Recent updates include a brand new boiler installed in December 2025 along with some newer plumbing, giving you a head start on major mechanicals. The home features a spacious eat-in kitchen complete with all appliances, including a washer and dryer. Outside, you'll find a newer garage, updated cement in the back, and a nicely fenced yard - ideal for pets, kids, or outdoor entertaining. Priced to sell, this is a fantastic chance to build equity and make this home your own!

16. 2026-05-03
    listed $120,000 Active 789-char remark

    Show marketing remark (779 chars)

    Charming opportunity in the heart of Redford! This 3-bedroom, 1-bath home is ideally located close to shopping, expressways, and schools, making everyday living convenient and accessible. Perfect for investors or a handy buyer looking to add their personal touch, this property offers solid potential. Recent updates include a brand new boiler installed in December 2025 along with some newer plumbing, giving you a head start on major mechanicals. The home features a spacious eat-in kitchen complete with all appliances, including a washer and dryer. Outside, you'll find a newer garage, updated cement in the back, and a nicely fenced yard - ideal for pets, kids, or outdoor entertaining. Priced to sell, this is a fantastic chance to build equity and make this home your own!

17. 2026-04-30
    historical $120,000 779-char remark

    Show marketing remark (779 chars)

    Charming opportunity in the heart of Redford! This 3-bedroom, 1-bath home is ideally located close to shopping, expressways, and schools, making everyday living convenient and accessible. Perfect for investors or a handy buyer looking to add their personal touch, this property offers solid potential. Recent updates include a brand new boiler installed in December 2025 along with some newer plumbing, giving you a head start on major mechanicals. The home features a spacious eat-in kitchen complete with all appliances, including a washer and dryer. Outside, you'll find a newer garage, updated cement in the back, and a nicely fenced yard - ideal for pets, kids, or outdoor entertaining. Priced to sell, this is a fantastic chance to build equity and make this home your own!

18. 2004-12-14
    soldstatus $95,000
19. 2004-10-06
    soldstatus $95,000

    Show marketing remark (232 chars)

    NICE RANCH - 3 BDRMS INCL UPSTAIRS BEDROOM - NO CLOSET - UPDATED ELECTRICAL MODERN KITCHEN WITH EATING SPACE, MARBLE SILLS, APPLIANCES STAY, WASHER DRYER STOVE & REFRIGERATOR. NEWER ROOF AND VINYL WINDOWS. IMMEDIATE OCCUPANCY.

20. 2004-06-17
    listed $109,900

    Show marketing remark (232 chars)

    NICE RANCH - 3 BDRMS INCL UPSTAIRS BEDROOM - NO CLOSET - UPDATED ELECTRICAL MODERN KITCHEN WITH EATING SPACE, MARBLE SILLS, APPLIANCES STAY, WASHER DRYER STOVE & REFRIGERATOR. NEWER ROOF AND VINYL WINDOWS. IMMEDIATE OCCUPANCY.

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,838
• − Mortgage interest: −$6,156
• − Property taxes: −$1,775
• − Insurance: −$550
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$3,197
• Taxable income: $5,827
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,824/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 — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 36,976
• 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

+0.0% since first listed

10 events — show timeline

• 2026-06-01 Price Changed $109,900 MiRealSource-MiMLS
• 2026-06-01 Price Changed $109,900 REALCOMP
• 2026-05-22 Price Changed $114,900 MiRealSource-MiMLS
• 2026-05-22 Price Changed $114,900 REALCOMP
• 2026-05-03 Listed $120,000 MiRealSource-MiMLS
• 2026-05-03 Listed $120,000 REALCOMP
• 2026-04-30 Coming Soon $120,000 MiRealSource-MiMLS
• 2004-12-14 Sold (Public Records) $95,000 Public Records
• 2004-10-06 Sold (MLS) $95,000 REALCOMP
• 2004-06-17 Listed $109,900 REALCOMP

Property tax history

+1.2%/yr

Latest (2025): $1,775 · +2.8% YoY. Source: county tax records.