36372 Meadowbrook St · Livonia, MI 48154

$349,999

4 bd · 1.5 ba · 1,528 sqft · SingleFamily public records · 11 Days on market

Built 1963 9,148 sqft lot Est $338k · at est.

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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 +14.3/30.0
• ARV discount +5.9/15.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and spacious 4 bedroom, 1.5 bath tri level home offering comfort, style, and peace of mind with recent major updates including a new roof, new A/C, new furnace, and new hot water heater. The updated kitchen and bathroom blend modern touches with timeless appeal, while rich hardwood floors add warmth and character throughout. Enjoy the convenience of an attached 2 car garage and multiple living spaces, including a cozy lower-level family room complete with a fireplace, perfect for relaxing or entertaining. A door wall off the kitchen opens to a spacious back patio, ideal for outdoor gatherings, overlooking a beautifully maintained privacy fenced yard with a handy storage shed. The unfinished basement provides endless potential for additional living space, a home gym, or extra storage. This well-maintained home truly offers the perfect combination of functionality and inviting charm.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ground-level entry with steps; Residential property
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Fireplace in the living room; Unfinished basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $63 ($761/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 $280k (20.0% below list).
• Recommended offer: $280k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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: Kennedy Elementary School (math 57% / reading 52%, grade C, #276 of 1,397 statewide, top 22%, 457 students, 40% FRL); Frost Middle School (math 43% / reading 58%, grade C, #110 of 493 statewide, top 23%, 626 students, 40% FRL); Churchill High School (math 53% / reading 67%, grade C+, #73 of 713 statewide, top 11%, 1,241 students, 35% FRL) — zoned schools average 38% FRL vs 22% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $10k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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.
• Current owner paid $206k; list at $350k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $280,000 (20.0% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.80% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $337,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36372 Meadowbrook St	0.00mi	4/1.5	1,535 (+0%)	1mo	$349,999	$228	99
14197 Woodside St	0.43mi	3/1.5 (-1)	1,669 (+9%)	1mo	$375,000	$225	59
14653 Newburgh Rd	0.54mi	3/1.5 (-1)	1,550 (+1%)	14mo	$332,000	$214	56
14702 Stonehouse Ave	0.68mi	4/2.0	1,495 (-2%)	9mo	$330,000	$221	55
14544 Richfield St	0.58mi	3/2.0 (-1)	1,559 (+2%)	9mo	$330,000	$212	55
15454 Golfview St	0.49mi	3/2.5 (-1)	1,429 (-6%)	6mo	$325,000	$227	52
36031 Perth St	0.45mi	3/1.5 (-1)	1,737 (+14%)	2mo	$375,000	$216	50
14530 Gary Ln	0.72mi	3/1.5 (-1)	1,635 (+7%)	4mo	$325,000	$199	47
14446 Gary Ln	0.75mi	3/1.5 (-1)	1,661 (+9%)	2mo	$377,500	$227	44
14677 Newburgh Rd	0.54mi	3/1.5 (-1)	1,339 (-12%)	7mo	$320,000	$239	43
36024 Schoolcraft Rd	0.65mi	3/1.5 (-1)	1,341 (-12%)	7mo	$295,000	$220	38
14650 Ellen Dr	0.66mi	3/2.0 (-1)	1,708 (+12%)	11mo	$280,000	$164	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-52,798
• Equity at exit: $52,186

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-41,276
• Equity at exit: $30,262

Cash invested: $98,000 (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 48154

• Active inventory: 108
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $63

Break-even live

Break-even rent $2,720

Max offer price $349,999

Occupancy floor 93%

Sensitivity live

Price	-10% $262	-5% $162	+0% $63	+5% $-36	+10% $-135
Rent	-10% $-158	-5% $-47	+0% $63	+5% $174	+10% $285
Rate	-1.0pp $240	-0.5pp $152	base $63	+0.5pp $-27	+1.0pp $-120

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37650 Grantland St Livonia, MI	3.0	2.0	2194	$2,800	$1.28	18d	1	1.44mi

Listing history 11 events

1. 2026-05-11
   status Pending 903-char remark

   Show marketing remark (903 chars)

   Charming and spacious 4 bedroom, 1.5 bath tri level home offering comfort, style, and peace of mind with recent major updates including a new roof, new A/C, new furnace, and new hot water heater. The updated kitchen and bathroom blend modern touches with timeless appeal, while rich hardwood floors add warmth and character throughout. Enjoy the convenience of an attached 2 car garage and multiple living spaces, including a cozy lower-level family room complete with a fireplace, perfect for relaxing or entertaining. A door wall off the kitchen opens to a spacious back patio, ideal for outdoor gatherings, overlooking a beautifully maintained privacy fenced yard with a handy storage shed. The unfinished basement provides endless potential for additional living space, a home gym, or extra storage. This well-maintained home truly offers the perfect combination of functionality and inviting charm.

2. 2026-05-11
   status Pending

   Show marketing remark (903 chars)

   Charming and spacious 4 bedroom, 1.5 bath tri level home offering comfort, style, and peace of mind with recent major updates including a new roof, new A/C, new furnace, and new hot water heater. The updated kitchen and bathroom blend modern touches with timeless appeal, while rich hardwood floors add warmth and character throughout. Enjoy the convenience of an attached 2 car garage and multiple living spaces, including a cozy lower-level family room complete with a fireplace, perfect for relaxing or entertaining. A door wall off the kitchen opens to a spacious back patio, ideal for outdoor gatherings, overlooking a beautifully maintained privacy fenced yard with a handy storage shed. The unfinished basement provides endless potential for additional living space, a home gym, or extra storage. This well-maintained home truly offers the perfect combination of functionality and inviting charm.

3. 2026-05-01
   listed $349,999 Active 903-char remark

   Show marketing remark (903 chars)

   Charming and spacious 4 bedroom, 1.5 bath tri level home offering comfort, style, and peace of mind with recent major updates including a new roof, new A/C, new furnace, and new hot water heater. The updated kitchen and bathroom blend modern touches with timeless appeal, while rich hardwood floors add warmth and character throughout. Enjoy the convenience of an attached 2 car garage and multiple living spaces, including a cozy lower-level family room complete with a fireplace, perfect for relaxing or entertaining. A door wall off the kitchen opens to a spacious back patio, ideal for outdoor gatherings, overlooking a beautifully maintained privacy fenced yard with a handy storage shed. The unfinished basement provides endless potential for additional living space, a home gym, or extra storage. This well-maintained home truly offers the perfect combination of functionality and inviting charm.

4. 2026-05-01
   listed $349,999 Active

   Show marketing remark (903 chars)

   Charming and spacious 4 bedroom, 1.5 bath tri level home offering comfort, style, and peace of mind with recent major updates including a new roof, new A/C, new furnace, and new hot water heater. The updated kitchen and bathroom blend modern touches with timeless appeal, while rich hardwood floors add warmth and character throughout. Enjoy the convenience of an attached 2 car garage and multiple living spaces, including a cozy lower-level family room complete with a fireplace, perfect for relaxing or entertaining. A door wall off the kitchen opens to a spacious back patio, ideal for outdoor gatherings, overlooking a beautifully maintained privacy fenced yard with a handy storage shed. The unfinished basement provides endless potential for additional living space, a home gym, or extra storage. This well-maintained home truly offers the perfect combination of functionality and inviting charm.

5. 2026-04-29
   historical $349,999 903-char remark

   Show marketing remark (903 chars)

   Charming and spacious 4 bedroom, 1.5 bath tri level home offering comfort, style, and peace of mind with recent major updates including a new roof, new A/C, new furnace, and new hot water heater. The updated kitchen and bathroom blend modern touches with timeless appeal, while rich hardwood floors add warmth and character throughout. Enjoy the convenience of an attached 2 car garage and multiple living spaces, including a cozy lower-level family room complete with a fireplace, perfect for relaxing or entertaining. A door wall off the kitchen opens to a spacious back patio, ideal for outdoor gatherings, overlooking a beautifully maintained privacy fenced yard with a handy storage shed. The unfinished basement provides endless potential for additional living space, a home gym, or extra storage. This well-maintained home truly offers the perfect combination of functionality and inviting charm.

6. 2004-10-01
   soldstatus $206,500
7. 2004-08-04
   soldstatus $206,500 396-char remark

   Show marketing remark (396 chars)

   WOW!! BEAUTIFULLY UPDATED, OPEN FLOOR PLAN HOME. HARDWOOD FLOORS IN KIT, LR, STAIRS & BEDRMS. OFFICE/DEN OR POSSIBLE 4TH BEDRM OFF FAMILY RM. IMMACULATE, NEUTRAL DECOR. CHARMING BACKYARD, LANDSCAPED W/ MIXED PERENNIALS, LARGE PATIO, ENCLOSED W/ PRIVACY FENCE. NEW ROOF, VINYL WINDOWS, DOORWALL TO PATIO, H20 TANK, ETC. A MUST SEE! EXCLUDES MSTR BDRM DRAPES & HARDWARE, SOME PERRENIALS

8. 2004-06-25
   listed $218,500 396-char remark

   Show marketing remark (396 chars)

   WOW!! BEAUTIFULLY UPDATED, OPEN FLOOR PLAN HOME. HARDWOOD FLOORS IN KIT, LR, STAIRS & BEDRMS. OFFICE/DEN OR POSSIBLE 4TH BEDRM OFF FAMILY RM. IMMACULATE, NEUTRAL DECOR. CHARMING BACKYARD, LANDSCAPED W/ MIXED PERENNIALS, LARGE PATIO, ENCLOSED W/ PRIVACY FENCE. NEW ROOF, VINYL WINDOWS, DOORWALL TO PATIO, H20 TANK, ETC. A MUST SEE! EXCLUDES MSTR BDRM DRAPES & HARDWARE, SOME PERRENIALS

9. 2003-11-12
   historical
10. 2003-08-12
    listed $214,900
11. 1993-08-18
    soldstatus $105,000

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $3,699 · $308/mo
• Expected delta: +$1,691/yr (+$141/mo · 84.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$19,605
• − Property taxes: −$2,008
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$10,182
• Taxable loss: −$5,321
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $2,038/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 — 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

• Census place: Livonia, MI
• City population: 56,806
• Population (ZIP): 36,915

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 4% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 4% Italian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Other Indo-European 3% 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: ▼ -263.93%
• Current HPI: 192.3426
• Rent YoY: —
• Metro: —
• 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

+233.3% since first listed

11 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-01 Listed $349,999 MiRealSource-MiMLS
• 2026-05-01 Listed $349,999 REALCOMP
• 2026-04-29 Coming Soon $349,999 MiRealSource-MiMLS
• 2004-10-01 Sold (Public Records) $206,500 Public Records
• 2004-08-04 Sold (MLS) $206,500 REALCOMP
• 2004-06-25 Listed $218,500 REALCOMP
• 2003-11-12 Listing Removed — REALCOMP
• 2003-08-12 Listed $214,900 REALCOMP
• 1993-08-18 Sold (Public Records) $105,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $2,008 · -44.2% YoY. Source: county tax records.