12294 Nathaline St · Livonia, MI 48239

$174,900

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 25 Days on market

Built 1954 6,970 sqft lot Est $188k · 7% under

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Why this score? — see what drove the C 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 +23.6/30.0
• ARV discount +10.7/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * WELCOME TO 12294 NATHALINE, BRING YOUR PERSONAL TOUCHES TO MAKE THIS REDFORD RANCH YOUR OWN * * THREE BEDS, 2 FULL BATHS AND 1,046 SQ. FEET OF LIVING SPACE * * HARDWOOD FLOORING THROUGHOUT THE MAIN LEVEL, INCLUDING IN ALL THREE BEDROOMS * * GOOD SIZED KITCHEN WITH ALL APPLIANCES TO REMAIN * * FULL BASEMENT WITH SECOND HALF BATH * * WASHER AND DRYER TO REMAIN * * DEEP YARD WITH 1.5-CAR GARAGE * * MASSIVE PARK WITH BASEBALL FIELDS, WATER PARK & MORE DIRECTLY BEHIND * * KEYS AT CLOSING * * BUYERS WILL ASSUME THE CITY INSPECTION REPORT * * PRICED TO MOVE!!! * *

Key facts

• Hardwood flooring
• Good sized kitchen
• Full basement

Tags

• HARDWOOD FLOORING
• GOOD SIZED KITCHEN
• FULL BASEMENT
• DEEP YARD
• MASSIVE PARK

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Entry located at lower level with steps; Brick construction
• Construction: Asphalt roof; Finished below-grade area (basement)
• Exterior features: Covered porch; Paved road access; Back yard with fencing (fenced)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Attic fan; Ceiling fan(s)
• Interior features: Finished full basement; Gas water heater; Disposal
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Fisher Elementary School (math 22% / reading 27%, grade F, #980 of 1,397 statewide, top 74%, 310 students, 83% FRL); John D Pierce Middle School (math 8% / reading 29%, grade F, #432 of 493 statewide, top 88%, 602 students, 68% FRL); Lee M Thurston High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 883 students, 62% FRL) — zoned schools average 71% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $93k; list at $175k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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: 1.02% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $188,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11757 Eileen	0.31mi	3/1.0	1,040 (-1%)	0mo	$220,000	$212	84
12770 Leverne	0.33mi	3/1.5	1,026 (-2%)	1mo	$205,000	$200	79
12135 Leverne	0.21mi	2/1.5 (-1)	1,050 (+0%)	6mo	$167,000	$159	77
11748 Leverne	0.33mi	3/1.5	1,075 (+3%)	4mo	$142,000	$132	74
12890 Hemingway	0.38mi	3/1.5	1,094 (+5%)	1mo	$135,000	$123	72
12009 Arcola St	0.48mi	3/1.0	1,018 (-3%)	8mo	$192,500	$189	67
9983 Hemingway	0.66mi	3/1.0	1,059 (+1%)	3mo	$149,000	$141	65
12111 Inkster Rd	0.39mi	3/1.0	1,147 (+10%)	3mo	$155,000	$135	63
13221 Columbia St	0.49mi	3/1.5	1,102 (+5%)	8mo	$202,000	$183	59
13965 Minock Dr	0.70mi	3/1.5	1,042 (-0%)	8mo	$172,000	$165	58
11756 Berwyn	0.52mi	2/1.5 (-1)	930 (-11%)	2mo	$167,500	$180	49
11610 Cavell St	0.59mi	2/1.5 (-1)	944 (-10%)	9mo	$208,000	$220	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,870
• Equity at exit: $26,078

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $22,795
• Equity at exit: $15,122

Cash invested: $48,972 (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: 193
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$917
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $331

Break-even live

Break-even rent $1,365

Max offer price $174,900

Occupancy floor 76%

Sensitivity live

Price	-10% $430	-5% $380	+0% $331	+5% $281	+10% $232
Rent	-10% $190	-5% $260	+0% $331	+5% $401	+10% $472
Rate	-1.0pp $419	-0.5pp $375	base $331	+0.5pp $286	+1.0pp $239

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	3d	1	0.52mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	18d	1	0.53mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	45d	1	0.54mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	0.66mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	12d	1	1.43mi

Listing history 13 events

1. 2026-06-15
   statusdays on market $174,900 Pending 25 DOM
2. 2026-06-13
   days on market $174,900 Active 24 DOM
3. 2026-06-09
   days on market $174,900 Active 20 DOM
4. 2026-06-08
   days on market $174,900 Active 19 DOM
5. 2026-06-07
   days on market $174,900 Active 18 DOM
6. 2026-06-04
   days on market $174,900 Active 15 DOM
7. 2026-06-03
   days on market $174,900 Active 14 DOM
8. 2026-06-02
   days on market $174,900 Active 13 DOM
9. 2026-06-01
   days on market $174,900 Active 12 DOM
10. 2026-05-31
    days on market $174,900 Active 11 DOM
11. 2026-05-20
    listed $174,900 Active

    Show marketing remark (607 chars)

    * * WELCOME TO 12294 NATHALINE, BRING YOUR PERSONAL TOUCHES TO MAKE THIS REDFORD RANCH YOUR OWN * * THREE BEDS, 2 FULL BATHS AND 1,046 SQ. FEET OF LIVING SPACE * * HARDWOOD FLOORING THROUGHOUT THE MAIN LEVEL, INCLUDING IN ALL THREE BEDROOMS * * GOOD SIZED KITCHEN WITH ALL APPLIANCES TO REMAIN * * FULL BASEMENT WITH SECOND HALF BATH * * WASHER AND DRYER TO REMAIN * * DEEP YARD WITH 1.5-CAR GARAGE * * MASSIVE PARK WITH BASEBALL FIELDS, WATER PARK & MORE DIRECTLY BEHIND * * KEYS AT CLOSING * * BUYERS WILL ASSUME THE CITY INSPECTION REPORT * * PRICED TO MOVE!!! * *

12. 2026-05-20
    listed $174,900 Active 607-char remark

    Show marketing remark (607 chars)

    * * WELCOME TO 12294 NATHALINE, BRING YOUR PERSONAL TOUCHES TO MAKE THIS REDFORD RANCH YOUR OWN * * THREE BEDS, 2 FULL BATHS AND 1,046 SQ. FEET OF LIVING SPACE * * HARDWOOD FLOORING THROUGHOUT THE MAIN LEVEL, INCLUDING IN ALL THREE BEDROOMS * * GOOD SIZED KITCHEN WITH ALL APPLIANCES TO REMAIN * * FULL BASEMENT WITH SECOND HALF BATH * * WASHER AND DRYER TO REMAIN * * DEEP YARD WITH 1.5-CAR GARAGE * * MASSIVE PARK WITH BASEBALL FIELDS, WATER PARK & MORE DIRECTLY BEHIND * * KEYS AT CLOSING * * BUYERS WILL ASSUME THE CITY INSPECTION REPORT * * PRICED TO MOVE!!! * *

13. 1996-07-29
    soldstatus $93,000

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $1,878 · $156/mo
• Expected delta: +$815/yr (+$68/mo · 76.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,410
• − Mortgage interest: −$9,797
• − Property taxes: −$1,062
• − Insurance: −$874
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$5,088
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,692/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: 56,806
• 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

+88.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $174,900 MiRealSource-MiMLS
• 2026-05-20 Listed $174,900 REALCOMP
• 1996-07-29 Sold (Public Records) $93,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,062 · -52.4% YoY. Source: county tax records.