9622 Seminole · Redford, MI 48239

$225,000

4 bd · 1.0 ba · 1,577 sqft · SingleFamily public records · 18 Days on market

Built 1952 4,792 sqft lot Est $199k · 13% over

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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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute bungalow in Redford offers over 1500 sqft with 4 large bedrooms and 3 levels of living space!!! This is the perfect home to entertain family and friends with the large deck that leads out to the fenced in back yard and fire pit area! On all 3 levels there is also area for entertaining friends and family with the recreation room on the lower level, the living room on the main level, and the family room on the upper level! The newly refinished wood floors are a huge updated touch to this home! The kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space! The kitchen opens up to the dining room which allows the home to look and feel more open! This home is a rare find that you could call your new home if you call today and schedule an appointment!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Lot dimensions approximately 46 x 100 (0.11 acre)

Exterior

• Parking: Detached garage; Garage door opener; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Brick/mortar foundation
• Exterior features: Deck; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Dishwasher; Free-standing gas oven; Free-standing refrigerator; Partially finished basement; Basement present; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $210k (6.8% below list).
• Recommended offer: $210k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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; 4 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).
• This rent runs 35% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 12 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.
• Current owner paid $145k; list at $225k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $209,748 (6.8% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $198,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9559 Nathaline	0.26mi	3/1.5 (-1)	1,480 (-6%)	5mo	$145,000	$98	66
9624 Columbia	0.23mi	4/1.0	1,741 (+10%)	9mo	$210,000	$121	64
11385 Leverne	0.52mi	3/1.0 (-1)	1,697 (+8%)	2mo	$175,000	$103	56
9831 Seltzer St	0.46mi	3/1.0 (-1)	1,744 (+11%)	5mo	$220,000	$126	52
9022 Lucerne	0.66mi	3/2.0 (-1)	1,530 (-3%)	6mo	$250,000	$163	50
11311 Tecumseh	0.39mi	4/2.0	1,341 (-15%)	4mo	$117,500	$88	49
9042 Harrison St	0.72mi	3/1.5 (-1)	1,716 (+9%)	2mo	$265,000	$154	43
8915 Sioux	0.53mi	3/1.5 (-1)	1,351 (-14%)	2mo	$230,000	$170	42
12023 Columbia	0.64mi	3/2.0 (-1)	1,426 (-10%)	6mo	$229,000	$161	40
9001 Leverne	0.62mi	3/1.5 (-1)	1,788 (+13%)	8mo	$186,000	$104	35
11410 Lucerne Ave	0.61mi	3/2.0 (-1)	1,788 (+13%)	7mo	$210,000	$117	35
9020 Leverne	0.62mi	3/2.0 (-1)	1,360 (-14%)	6mo	$239,900	$176	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-20,335
• Equity at exit: $33,548

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,398
• 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: 8.9×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $246

Break-even live

Break-even rent $1,786

Max offer price $225,000

Occupancy floor 83%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	0.59mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	1.04mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	1.39mi
25615 Tireman St Dearborn Heights, MI	3.0	1.5	1855	$1,900	$1.02	43d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $225,000 Active 18 DOM
2. 2026-06-17
   days on market $225,000 Active 17 DOM
3. 2026-06-16
   days on market $225,000 Active 16 DOM
4. 2026-06-15
   days on market $225,000 Active 15 DOM
5. 2026-06-13
   days on market $225,000 Active 13 DOM
6. 2026-06-09
   days on market $225,000 Active 9 DOM
7. 2026-06-08
   days on market $225,000 Active 8 DOM
8. 2026-06-07
   days on market $225,000 Active 7 DOM
9. 2026-06-04
   days on market $225,000 Active 4 DOM
10. 2026-06-03
    days on market $225,000 Active 3 DOM
11. 2026-06-02
    days on market $225,000 Active 2 DOM
12. 2026-06-01
    listed $225,000 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: $1,651 · $138/mo
• Projected year-2 tax: $2,558 · $213/mo
• Expected delta: +$907/yr (+$76/mo · 54.9%)

ⓘ 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: $25,170
• − Mortgage interest: −$12,603
• − Property taxes: −$1,651
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$6,545
• Taxable loss: −$782
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $3,137/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

+246.7% since first listed

35 events — show timeline

• 2026-05-28 Listed $225,000 MiRealSource-MiMLS
• 2026-05-28 Listed $225,000 REALCOMP
• 2019-10-17 Sold (Public Records) $145,000 Public Records
• 2019-10-04 Sold (MLS) $145,000 MiRealSource-MiMLS
• 2019-10-04 Sold (MLS) $145,000 REALCOMP
• 2019-08-26 Pending — MiRealSource-MiMLS
• 2019-08-26 Pending — REALCOMP
• 2019-08-22 Listed $139,900 MiRealSource-MiMLS
• 2019-08-22 Listed $139,900 REALCOMP
• 2016-07-13 Sold (Public Records) $108,100 Public Records
• 2016-06-07 Sold (MLS) $108,000 REALCOMP
• 2016-04-30 Pending — MiRealSource-MiMLS
• 2016-04-30 Pending — REALCOMP
• 2016-04-29 Price Changed $108,000 MiRealSource-MiMLS
• 2016-04-29 Price Changed $108,000 REALCOMP
• 2016-04-26 Price Changed $105,000 MiRealSource-MiMLS
• 2016-04-25 Price Changed $105,000 REALCOMP
• 2016-04-25 Relisted — MiRealSource-MiMLS
• 2016-04-25 Relisted — REALCOMP
• 2016-03-21 Pending — REALCOMP
• 2016-03-20 Listing Removed — MiRealSource-MiMLS
• 2016-03-19 Price Changed $104,900 REALCOMP
• 2016-03-19 Listed $104,000 REALCOMP
• 2016-03-18 Listed $104,900 MiRealSource-MiMLS
• 2013-04-29 Listing Removed — MiRealSource-MiMLS
• 2012-08-22 Sold (Public Records) $60,000 Public Records
• 2012-08-03 Sold (MLS) $60,000 REALCOMP
• 2012-08-03 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2012-06-01 Listing Removed — REALCOMP
• 2012-06-01 Listing Removed — MiRealSource-MiMLS
• 2012-05-25 Listing Removed — REALCOMP
• 2012-05-25 Listed $64,900 REALCOMP
• 2012-05-25 Listed $64,900 MiRealSource-MiMLS
• 2012-04-29 Listed $64,900 REALCOMP
• 2012-04-29 Listed $64,900 MiRealSource-MiMLS

Property tax history

-1.2%/yr

Latest (2025): $1,651 · -64.6% YoY. Source: county tax records.