12890 Hemingway · Livonia, MI 48239

$135,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 1 Days on market

Built 1955 6,534 sqft lot Est $182k · 26% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Pets allowed
• Financial info:
• HOA & community:

Exterior

• Parking: Detached garage that faces the side; 2-car garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Brick/mortar foundation; Built with brick materials
• Exterior features: Deck; Patio; Back yard fencing; Paved road access

Interior

• Kitchen:
• Bedrooms: Total of 10 rooms (includes all living areas)
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Finished full basement; Basement is full
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.3% 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.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1955 — 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: 1.32% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $182,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12890 Hemingway	0.00mi	3/1.5	1,094 (+0%)	1mo	$135,000	$123	99
12770 Leverne	0.11mi	3/1.5	1,026 (-6%)	0mo	$205,000	$200	84
14126 Rockland	0.46mi	3/1.5	1,042 (-5%)	2mo	$205,000	$197	69
14041 Minock Dr	0.40mi	3/1.5	1,042 (-5%)	6mo	$167,000	$160	69
11748 Leverne	0.61mi	3/1.5	1,075 (-2%)	4mo	$142,000	$132	65
11757 Eileen	0.65mi	3/1.0	1,040 (-5%)	0mo	$220,000	$212	60
12087 Leverne	0.50mi	3/2.0	1,210 (+11%)	3mo	$202,000	$167	54
12111 Inkster Rd	0.73mi	3/1.0	1,147 (+5%)	3mo	$155,000	$135	53
12845 Centralia	0.40mi	2/1.0 (-1)	1,228 (+12%)	5mo	$162,500	$132	50
13968 Inkster Rd	0.55mi	3/1.5	1,248 (+14%)	3mo	$215,000	$172	48
12039 Rockland	0.56mi	4/1.5 (+1)	1,246 (+14%)	4mo	$70,000	$56	42
11756 Berwyn	0.67mi	2/1.5 (-1)	930 (-15%)	2mo	$167,500	$180	38

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $14,381
• Equity at exit: $20,129

10-year hold

• IRR: 19.0%
• Equity multiple: 2.60×
• Total profit: $60,397
• Equity at exit: $11,672

Cash invested: $37,800 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$708
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $563

Break-even live

Break-even rent $1,064

Max offer price $135,000

Occupancy floor 63%

Sensitivity live

Price	-10% $639	-5% $601	+0% $563	+5% $524	+10% $486
Rent	-10% $422	-5% $493	+0% $563	+5% $633	+10% $703
Rate	-1.0pp $631	-0.5pp $597	base $563	+0.5pp $528	+1.0pp $492

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	0.18mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.61mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.79mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	0.96mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	1.23mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	1.41mi

Listing history 12 events

1. 2026-05-14
   status Pending
2. 2026-05-14
   status Pending
3. 2026-05-13
   listed $135,000 Active
4. 2026-05-13
   listed $135,000 Active
5. 2012-06-18
   historical
6. 2012-06-18
   historical
7. 2011-06-20
   listed $85,000
8. 2011-06-20
   listed $85,000
9. 2009-05-26
   historical
10. 2009-05-12
    listed $115,000
11. 2009-05-12
    historical
12. 2008-05-07
    listed $114,900

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,498 · $125/mo
• Expected delta: +$581/yr (+$48/mo · 63.3%)

ⓘ 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: $21,317
• − Mortgage interest: −$7,562
• − Property taxes: −$917
• − Insurance: −$675
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,927
• Taxable income: $4,824
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $5,595/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

+17.5% since first listed

12 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-13 Listed $135,000 REALCOMP
• 2026-05-13 Listed $135,000 MiRealSource-MiMLS
• 2012-06-18 Listing Removed — REALCOMP
• 2012-06-18 Listing Removed — MiRealSource-MiMLS
• 2011-06-20 Listed $85,000 REALCOMP
• 2011-06-20 Listed $85,000 MiRealSource-MiMLS
• 2009-05-26 Listing Removed — REALCOMP
• 2009-05-12 Listing Removed — REALCOMP
• 2009-05-12 Listed $115,000 REALCOMP
• 2008-05-07 Listed $114,900 REALCOMP

Property tax history

-8.8%/yr

Latest (2025): $917 · -67.6% YoY. Source: county tax records.