35945 Herman St · Romulus, MI 48174

$125,000

2 bd · 2.0 ba · 1,436 sqft · Manufactured public records · 90 Days on market

Built 1972 0.70 ac lot $87/sqft · 32% below area Est $192k · 35% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Romulus, Michigan, discover the residence awaiting you at 35945 Herman ST. This single-family residence offers an exciting opportunity to establish roots in a vibrant community. This home includes three bedrooms, providing comfortable and private spaces for rest and rejuvenation. Imagine each morning beginning in a room filled with sunlight, a personal haven designed for peaceful reflection and preparation for the day ahead. Built in 1972, this property holds a unique character, representing a significant era of architectural design and construction. This home stands as a testament to enduring quality and offers the chance to own a piece of history that promises a lifestyle of comfort and convenience.

Key facts

• 0.7 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% 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+, schools F, crime F.
• Romulus Community Schools (suburban): math 9% / reading 21% proficiency, ranked #498 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 215 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 $864 of loan paydown is wiped out by about $4k 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 90 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 28 sale attempts since 26y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (median comp): $192,323
• List price: $125,000
• Delta: -35.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,552
• Equity at exit: $18,638

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,483
• Equity at exit: $10,808

Cash invested: $35,000 (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 48174

• Active inventory: 215
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$226 /mo · $2,716/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $151

Break-even live

Break-even rent $1,182

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7080 Niagara St Unit CC168 Romulus, MI	2.0	1.0	900	$1,250	$1.39	5d	1	0.44mi

Listing history 50 events

1. 2026-06-18
   days on market $125,000 Active 90 DOM
2. 2026-06-17
   days on market $125,000 Active 89 DOM
3. 2026-06-16
   days on market $125,000 Active 88 DOM
4. 2026-06-15
   days on market $125,000 Active 87 DOM
5. 2026-06-13
   days on market $125,000 Active 85 DOM
6. 2026-06-13
   days on market $125,000 Active 84 DOM
7. 2026-06-09
   days on market $125,000 Active 81 DOM
8. 2026-06-08
   days on market $125,000 Active 80 DOM
9. 2026-06-07
   days on market $125,000 Active 79 DOM
10. 2026-06-04
    days on market $125,000 Active 76 DOM
11. 2026-06-03
    days on market $125,000 Active 75 DOM
12. 2026-06-02
    days on market $125,000 Active 74 DOM
13. 2026-06-01
    days on market $125,000 Active 73 DOM
14. 2026-05-31
    days on market $125,000 Active 72 DOM
15. 2026-05-05
    price $125,000 734-char remark

    Show marketing remark (734 chars)

    Nestled in the heart of Romulus, Michigan, discover the residence awaiting you at 35945 Herman ST. This single-family residence offers an exciting opportunity to establish roots in a vibrant community. This home includes three bedrooms, providing comfortable and private spaces for rest and rejuvenation. Imagine each morning beginning in a room filled with sunlight, a personal haven designed for peaceful reflection and preparation for the day ahead. Built in 1972, this property holds a unique character, representing a significant era of architectural design and construction. This home stands as a testament to enduring quality and offers the chance to own a piece of history that promises a lifestyle of comfort and convenience.

16. 2026-05-04
    price $125,000 734-char remark

    Show marketing remark (734 chars)

    Nestled in the heart of Romulus, Michigan, discover the residence awaiting you at 35945 Herman ST. This single-family residence offers an exciting opportunity to establish roots in a vibrant community. This home includes three bedrooms, providing comfortable and private spaces for rest and rejuvenation. Imagine each morning beginning in a room filled with sunlight, a personal haven designed for peaceful reflection and preparation for the day ahead. Built in 1972, this property holds a unique character, representing a significant era of architectural design and construction. This home stands as a testament to enduring quality and offers the chance to own a piece of history that promises a lifestyle of comfort and convenience.

17. 2026-03-20
    listed $149,900 Active 734-char remark

    Show marketing remark (734 chars)

    Nestled in the heart of Romulus, Michigan, discover the residence awaiting you at 35945 Herman ST. This single-family residence offers an exciting opportunity to establish roots in a vibrant community. This home includes three bedrooms, providing comfortable and private spaces for rest and rejuvenation. Imagine each morning beginning in a room filled with sunlight, a personal haven designed for peaceful reflection and preparation for the day ahead. Built in 1972, this property holds a unique character, representing a significant era of architectural design and construction. This home stands as a testament to enduring quality and offers the chance to own a piece of history that promises a lifestyle of comfort and convenience.

18. 2026-03-20
    listed $149,900 Active 734-char remark

    Show marketing remark (734 chars)

    Nestled in the heart of Romulus, Michigan, discover the residence awaiting you at 35945 Herman ST. This single-family residence offers an exciting opportunity to establish roots in a vibrant community. This home includes three bedrooms, providing comfortable and private spaces for rest and rejuvenation. Imagine each morning beginning in a room filled with sunlight, a personal haven designed for peaceful reflection and preparation for the day ahead. Built in 1972, this property holds a unique character, representing a significant era of architectural design and construction. This home stands as a testament to enduring quality and offers the chance to own a piece of history that promises a lifestyle of comfort and convenience.

19. 2025-12-04
    historical
20. 2025-11-01
    price $189,900
21. 2025-10-31
    price $189,900
22. 2025-10-03
    listed $199,999 Active
23. 2025-10-03
    listed $199,999 Active
24. 2022-08-08
    soldstatus $133,000
25. 2022-08-05
    soldstatus $133,000 Sold
26. 2022-08-05
    soldstatus $133,000 Closed
27. 2022-05-22
    status Pending
28. 2022-05-22
    status Pending
29. 2022-04-25
    listed $169,000 Active
30. 2022-04-25
    listed $169,000 Active
31. 2022-02-03
    historical
32. 2022-02-03
    historical
33. 2021-10-25
    listed $169,000 Active
34. 2021-10-25
    listed $169,000 Active
35. 2020-08-22
    historical
36. 2020-08-22
    historical
37. 2020-08-05
    status Active
38. 2020-08-05
    status Active
39. 2020-08-03
    status Pending
40. 2020-08-03
    status Pending
41. 2020-07-03
    listed $149,000 Active
42. 2020-07-03
    listed $149,000 Active
43. 2015-06-11
    historical
44. 2015-04-07
    soldstatus $30,000 Sold
45. 2015-04-07
    soldstatus $30,000
46. 2015-03-20
    historical Contingent - Continue To Show
47. 2015-03-19
    historical
48. 2015-03-10
    listed $30,000 Active
49. 2015-03-10
    listed $30,000
50. 2015-03-02
    historical

ⓘ 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: $2,716 · $226/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,486
• − Mortgage interest: −$7,002
• − Property taxes: −$2,716
• − Insurance: −$625
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,636
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,848/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: Romulus Community Schools
• NCES district ID: 2630120
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $44,165
• Composite: 13.17/100
• National rank: #9556
• State rank: #498 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

+71.5% since first listed

62 events — show timeline

• 2026-05-05 Price Changed $125,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $125,000 REALCOMP
• 2026-03-20 Listed $149,900 REALCOMP
• 2026-03-20 Listed $149,900 MiRealSource-MiMLS
• 2025-12-04 Listing Removed — MiRealSource-MiMLS
• 2025-11-01 Price Changed $189,900 MiRealSource-MiMLS
• 2025-10-31 Price Changed $189,900 REALCOMP
• 2025-10-03 Listed $199,999 REALCOMP
• 2025-10-03 Listed $199,999 MiRealSource-MiMLS
• 2022-08-08 Sold (Public Records) $133,000 Public Records
• 2022-08-05 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2022-08-05 Sold (MLS) $133,000 REALCOMP
• 2022-05-22 Pending — MiRealSource-MiMLS
• 2022-05-22 Pending — REALCOMP
• 2022-04-25 Listed $169,000 MiRealSource-MiMLS
• 2022-04-25 Listed $169,000 REALCOMP
• 2022-02-03 Listing Removed — REALCOMP
• 2022-02-03 Listing Removed — MiRealSource-MiMLS
• 2021-10-25 Listed $169,000 MiRealSource-MiMLS
• 2021-10-25 Listed $169,000 REALCOMP
• 2020-08-22 Listing Removed — REALCOMP
• 2020-08-22 Listing Removed — MiRealSource-MiMLS
• 2020-08-05 Relisted — MiRealSource-MiMLS
• 2020-08-05 Relisted — REALCOMP
• 2020-08-03 Pending — MiRealSource-MiMLS
• 2020-08-03 Pending — REALCOMP
• 2020-07-03 Listed $149,000 MiRealSource-MiMLS
• 2020-07-03 Listed $149,000 REALCOMP
• 2015-06-11 Listing Removed — REALCOMP
• 2015-04-07 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2015-04-07 Sold (MLS) $30,000 REALCOMP
• 2015-03-20 Contingent — REALCOMP
• 2015-03-19 Listing Removed — MiRealSource-MiMLS
• 2015-03-10 Listed $30,000 REALCOMP
• 2015-03-10 Listed $30,000 MiRealSource-MiMLS
• 2015-03-02 Listing Removed — REALCOMP
• 2015-03-01 Listing Removed — MiRealSource-MiMLS
• 2015-01-14 Price Changed $40,000 REALCOMP
• 2014-08-01 Listed $40,000 MiRealSource-MiMLS
• 2014-08-01 Listed $45,000 REALCOMP
• 2007-03-30 Sold (MLS) $42,000 REALCOMP
• 2006-11-13 Listed $44,900 REALCOMP
• 2006-11-10 Listing Removed — REALCOMP
• 2006-10-05 Listed $67,900 REALCOMP
• 2006-09-25 Listing Removed — REALCOMP
• 2006-08-17 Listed $67,900 REALCOMP
• 2006-08-15 Listing Removed — REALCOMP
• 2006-06-27 Listing Removed — MiRealSource-MiMLS
• 2006-05-30 Listing Removed — REALCOMP
• 2006-05-25 Listed $69,900 REALCOMP
• 2006-03-31 Listing Removed — MiRealSource-MiMLS
• 2006-03-27 Listed $79,900 REALCOMP
• 2006-03-27 Listed $79,900 REALCOMP
• 2006-03-27 Listed $79,900 MiRealSource-MiMLS
• 2006-03-22 Listing Removed — REALCOMP
• 2005-12-29 Listed $103,975 REALCOMP
• 2005-12-29 Listed $103,900 REALCOMP
• 2005-12-29 Listed $103,975 MiRealSource-MiMLS
• 2004-08-22 Listing Removed — REALCOMP
• 2004-02-22 Listed $144,900 REALCOMP
• 2000-09-08 Sold (MLS) $56,000 REALCOMP
• 2000-05-16 Listed $72,900 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $2,716 · -26.5% YoY. Source: county tax records.