25920 Reeck Rd · Woodhaven, MI 48183

$200,000

3 bd · 1.5 ba · 1,125 sqft · SingleFamily public records · 11 Days on market

Built 1978 5,227 sqft lot $178/sqft · 50% above area Est $267k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

Key facts

• Quiet street
• Full bathroom
• Bonus room

Tags

• BRICK RANCH
• FINISHED BASEMENT
• FULL BATHROOM
• BONUS ROOM
• NEW BATHTUB
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $52 ($619/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 $169k (15.6% below list).
• Recommended offer: $169k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Woodhaven — 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 83/100 on livability (#49 in MI, #1,017 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Gibraltar School District (suburban): math 29% / reading 46% proficiency, ranked #219 of 540 in MI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 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 $168,824 (15.6% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $266,733
• List price: $200,000
• Delta: -25.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25898 Fairgrove St	0.07mi	3/1.0	1,092 (-3%)	6mo	$210,000	$192	85
18716 Blakely Dr	0.24mi	3/1.5	1,184 (+5%)	21mo	$205,000	$173	62
25460 Montebello Dr	0.26mi	3/1.5	1,239 (+10%)	12mo	$264,000	$213	61
5035 Hillcrest Ct	0.37mi	3/1.5	1,267 (+13%)	1mo	$236,455	$187	61
25144 Reeck Rd	0.32mi	3/3.0	1,195 (+6%)	12mo	$259,000	$217	59
26529 Willow Cv	0.43mi	3/1.0	1,000 (-11%)	3mo	$178,000	$178	57
25298 Castlewood Dr	0.34mi	3/1.0	1,282 (+14%)	9mo	$230,000	$179	52
25246 Reeck Rd	0.29mi	3/1.0	980 (-13%)	18mo	$178,000	$182	48
26485 Willow Cv	0.40mi	3/1.0	1,000 (-11%)	21mo	$170,000	$170	43
5083 Argonne St	0.53mi	3/1.0	1,006 (-11%)	16mo	$190,000	$189	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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-29,161
• Equity at exit: $29,821

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-21,311
• Equity at exit: $17,292

Cash invested: $56,000 (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 48183

• Active inventory: 171
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $52

Break-even live

Break-even rent $1,623

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $108	+0% $52	+5% $-5	+10% $-62
Rent	-10% $-82	-5% $-15	+0% $52	+5% $118	+10% $185
Rate	-1.0pp $152	-0.5pp $102	base $52	+0.5pp $0	+1.0pp $-53

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25010 Marsh Creek Blvd Woodhaven, MI	2.0–3.0	2.0	1150	$2,123	$1.85	0d	6	0.53mi

Listing history 8 events

1. 2026-05-06
   status Pending 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

2. 2026-05-06
   status Pending 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

3. 2026-04-29
   status Active 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

4. 2026-04-29
   status Active 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

5. 2026-03-30
   status Pending 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

6. 2026-03-30
   status Pending 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

7. 2026-03-26
   listed $200,000 Active 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

8. 2026-03-26
   listed $200,000 Active 1136-char remark

   Show marketing remark (1136 chars)

   * Back on Market at no fault of Seller * Welcome to this well-cared-for brick ranch ideally located on the border of Woodhaven and Trenton. Owned by the same individual since it was built, this home reflects years of consistent maintenance and pride in ownership. Offering 3 bedrooms, 2.5 bathrooms, and a 2-car garage, the layout provides comfortable living with additional flexibility. The finished basement expands your living space and includes a full bathroom along with an 11x9 bonus room-perfect for a home office, hobby space, or whatever suits your needs. Recent updates include a roof replaced approximately six years ago and a brand-new bathtub and surround in the main bathroom. The home has been thoughtfully maintained over the years and offers a wonderful opportunity for its next owner to bring their own style and vision to life over time. Situated on a quiet street and conveniently located near shopping, dining, and major roadways, this property combines location, functionality, and long-term potential. A solid home with a strong foundation, ready for its next chapter. Inspection information is in agent remarks.

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$640/yr (+$53/mo · 35.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,259
• − Mortgage interest: −$11,203
• − Property taxes: −$1,800
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$5,818
• Taxable loss: −$2,804
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,292/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: Gibraltar School District
• NCES district ID: 2615870
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $64,791
• Composite: 33.77/100
• National rank: #5367
• State rank: #219 of 540 in MI

Livability — Woodhaven

• Score: 83/100
• State rank: #49
• US rank: #1017

Category grades

Amenities B Commute F Cost of living A+ Crime A- Employment B Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodhaven, MI
• County: Wayne County · 1,562,939 people
• City population: 41,765
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -222.34%
• Current HPI: 216.3623
• 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

8 events — show timeline

• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-04-29 Relisted — REALCOMP
• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-26 Listed $200,000 MiRealSource-MiMLS
• 2026-03-26 Listed $200,000 REALCOMP

Property tax history

+0.3%/yr

Latest (2025): $1,800 · -1.5% YoY. Source: county tax records.