14295 Reeck Rd · Southgate, MI 48195

$210,000

4 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 19 Days on market

Built 1934 1.90 ac lot Est $283k · 26% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unicorn! A rare opportunity to own this spacious 4 bedroom home that sits on almost 2-acres, backing up to the South Winds Golf Course. The same family has owned this for 50+ years. The partially wooded setting provides privacy and creates a picturesque setting. Plenty of room inside. The living room features a decorative gas fireplace. The spacious dining room is ready for entertaining. All appliances stay including the washer, dryer and freezer. A flexible first-floor bedroom with 3 additional bedrooms upstairs. Hardwood floors under carpet. 1/2 bath first floor. There is a 2 car garage and the 2 sheds stay. This home is ready for your personal touches and modern updates. Buyer to assume the city inspection repairs.

Key facts

• Spacious dining room
• 2 acres
• 1.9 acre lot

Tags

• 2 ACRES
• SOUTH WINDS GOLF COURSE
• PARTIALLY WOODED SETTING
• SPACIOUS DINING ROOM
• FLEXIBLE MAIN-FLOOR BEDROOM

Property features AI

Finance

• Other: Residential zoning
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Lot roughly 132 x 627 (approximately 1.9 acres); Subdivision: GRAHL FARMS; Cross street: Eureka / Dix

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Gas fireplace; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% in Southgate — 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 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D, crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.0%/yr); 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $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

• It's been on market 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1934 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 1.02% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $283,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14225 Reeck Rd	0.04mi	4/2.0	1,392 (-14%)	5mo	$250,000	$180	67
15099 Reeck Rd	0.47mi	3/2.0 (-1)	1,731 (+8%)	1mo	$305,000	$176	56
14836 Flanders St	0.48mi	3/1.0 (-1)	1,524 (-5%)	9mo	$275,000	$180	56
14762 Richmond St	0.70mi	3/1.0 (-1)	1,588 (-1%)	14mo	$176,000	$111	49
13145 Westminister St	0.53mi	3/1.0 (-1)	1,545 (-4%)	20mo	$235,000	$152	47
15050 Reeck Rd	0.41mi	3/2.5 (-1)	1,700 (+6%)	17mo	$319,900	$188	46
15090 Reeck Rd	0.43mi	3/2.0 (-1)	1,440 (-11%)	17mo	$323,800	$225	39
15120 Reeck Rd	0.45mi	3/2.0 (-1)	1,440 (-11%)	17mo	$327,000	$227	38
15115 Flanders St	0.60mi	3/1.5 (-1)	1,500 (-7%)	22mo	$247,000	$165	35
15700 Waverly St	0.36mi	3/2.0 (-1)	1,839 (+14%)	20mo	$214,000	$116	34
14641 Richmond St	0.69mi	3/2.0 (-1)	1,714 (+6%)	19mo	$186,000	$109	32

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-14,098
• Equity at exit: $31,312

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $19,987
• Equity at exit: $18,157

Cash invested: $58,800 (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 48195

• Rents YoY: 4.0%
• Active inventory: 115
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,141 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$225 /mo · $2,704/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $277

Break-even live

Break-even rent $1,790

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $396	-5% $337	+0% $277	+5% $218	+10% $158
Rent	-10% $108	-5% $193	+0% $277	+5% $362	+10% $446
Rate	-1.0pp $383	-0.5pp $331	base $277	+0.5pp $223	+1.0pp $167

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12939 Devoe St Southgate, MI	3.0	1.0	1177	$1,695	$1.44	44d	1	0.79mi
16167 Weddel St Taylor, MI	2.0–3.0	1.0	1064	$1,600	$1.50	0d	1	1.26mi

Listing history 15 events

1. 2026-06-18
   days on market $210,000 Active 19 DOM
2. 2026-06-17
   days on market $210,000 Active 18 DOM
3. 2026-06-16
   days on market $210,000 Active 17 DOM
4. 2026-06-15
   price $210,000 Active 16 DOM
5. 2026-06-15
   days on market $220,000 Active 16 DOM
6. 2026-06-13
   days on market $220,000 Active 14 DOM
7. 2026-06-09
   days on market $220,000 Active 10 DOM
8. 2026-06-08
   days on market $220,000 Active 9 DOM
9. 2026-06-07
   days on market $220,000 Active 8 DOM
10. 2026-06-04
    days on market $220,000 Active 5 DOM
11. 2026-06-03
    days on market $220,000 Active 4 DOM
12. 2026-06-02
    days on market $220,000 Active 3 DOM
13. 2026-06-01
    days on market $220,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $220,000 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: $2,704 · $225/mo
• Projected year-2 tax: $2,969 · $247/mo
• Expected delta: +$265/yr (+$22/mo · 9.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,691
• − Mortgage interest: −$11,763
• − Property taxes: −$2,704
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$6,109
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $3,338/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

+390.0% since first listed

6 events — show timeline

• 2026-05-30 Listed $220,000 REALCOMP
• 2026-05-30 Listed $220,000 MiRealSource-MiMLS
• 2018-03-16 Listing Removed — MiRealSource-MiMLS
• 2018-03-16 Listing Removed — REALCOMP
• 2017-09-18 Listed $44,900 MiRealSource-MiMLS
• 2017-09-18 Listed $44,900 REALCOMP

Property tax history

+1.2%/yr

Latest (2025): $2,704 · -18.1% YoY. Source: county tax records.