7036 Ranger Dr · Romulus, MI 48174

$32,500

2 bd · 2.0 ba · 1,242 sqft · SingleFamily · 13 Days on market

Built 1994 Average condition 1,944 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath manufactured home in the City of Romulus! This 1,224 sq. ft. residence features an open living area with vaulted ceilings and updated flooring. The kitchen offers dark cabinetry, a center island, and appliances. The primary suite includes a full bath, with an additional bedroom and a second full bath on the main level. Exterior features include a front lawn, an oversized deck with dual entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685. New roof in 2024 New Hvac and plumbing in 2024

Key facts

• Dark cabinetry
• Oversized deck
• Open living area

Tags

• OPEN LIVING AREA
• VAULTED CEILINGS
• UPDATED FLOORING
• DARK CABINETRY
• CENTER ISLAND
• OVERSIZED DECK

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Deck; Asphalt roof; Paved private road with private maintenance

Interior

• Kitchen: Oven; Self-cleaning oven
• Bedrooms: Total of 2 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Skylights; Crawl space basement
• Laundry & utility: Washer/Dryer stacked; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $32k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Cap rate 37.5% vs local median 3.8% 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+, crime F, amenities F.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rooseveltmcgrath Elem School (math 2% / reading 17%, grade F, #1,277 of 1,397 statewide, top 93%, 423 students, 77% FRL); Wayne Memorial High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 1,361 students, 63% FRL).
• Market conditions: 218 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $32,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 4.17% ✓
• Cap rate: 37.54%
• Cash-on-cash: 111.60%
• DSCR: 5.97
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $290,628
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38803 Ecorse Rd	0.22mi	2/2.0	1,128 (-9%)	23mo	$143,000	$127	55
38972 Commons Dr	0.69mi	3/1.5 (+1)	1,154 (-7%)	8mo	$269,900	$234	42

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: —
• Equity multiple: 6.35×
• Total profit: $48,655
• Equity at exit: $4,846

10-year hold

• IRR: —
• Equity multiple: 13.29×
• Total profit: $111,857
• Equity at exit: $2,810

Cash invested: $9,100 (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: 218
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $846

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 33%

Sensitivity live

Price	-10% $869	-5% $858	+0% $846	+5% $835	+10% $824
Rent	-10% $739	-5% $793	+0% $846	+5% $900	+10% $953
Rate	-1.0pp $863	-0.5pp $855	base $846	+0.5pp $838	+1.0pp $829

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 Shawnee Dr Romulus, MI	2.0–3.0	1.0–2.0	1136	$1,299	$1.14	0d	1	0.11mi

Listing history 3 events

1. 2026-05-31
   days on market $32,500 Active 13 DOM
2. 2026-05-18
   listed $32,500 Active

   Show marketing remark (674 chars)

   Charming 2-bedroom, 2-bath manufactured home in the City of Romulus! This 1,224 sq. ft. residence features an open living area with vaulted ceilings and updated flooring. The kitchen offers dark cabinetry, a center island, and appliances. The primary suite includes a full bath, with an additional bedroom and a second full bath on the main level. Exterior features include a front lawn, an oversized deck with dual entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685. New roof in 2024 New Hvac and plumbing in 2024

3. 2026-05-18
   listed $32,500 Active 674-char remark

   Show marketing remark (674 chars)

   Charming 2-bedroom, 2-bath manufactured home in the City of Romulus! This 1,224 sq. ft. residence features an open living area with vaulted ceilings and updated flooring. The kitchen offers dark cabinetry, a center island, and appliances. The primary suite includes a full bath, with an additional bedroom and a second full bath on the main level. Exterior features include a front lawn, an oversized deck with dual entry steps, and a storage shed. Conveniently located near Ecorse Rd and Cogswell St with easy access to shopping, dining, and freeways. Forced-air heating, city water, and sewer at the street. Park fee is $685. New roof in 2024 New Hvac and plumbing in 2024

ⓘ 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: $16,267
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$945
• Taxable income: $10,248
• Est. tax owed @ 24.0%: −$2,460
• After-tax cash flow: $7,696/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 · 8 photos

Average 55/100 Moderate rehab

A moderately rehabbed 2-bedroom, 2-bath manufactured home with average condition, requiring some cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dark cabinetry
• Minor bathroom fixtures — standard fixtures
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both painting — enhances curb appeal and interior
• Resale kitchen appliances — modernizes kitchen
• Resale bathroom fixtures — modernizes bathroom

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dark cabinetry	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior ↑
• Resale kitchen appliances — modernizes kitchen ↑
• Resale bathroom fixtures — modernizes bathroom ↑

ⓘ 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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $32,500 REALCOMP
• 2026-05-18 Listed $32,500 MiRealSource-MiMLS