8964 Butwell St · Livonia, MI 48150

$189,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 8 Days on market

Built 1953 0.29 ac lot Est $265k · 28% 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
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This ranch property is located on a massive corner lot, and is ready for your finishing touches. Home features three bedrooms, one full bath, large laundry/utility room and a dining room and open living room. Kitchen is spacious, and all appliances are included in sale. Yard is fenced. Major updates include new heating system and water heater in 2022, sleeve in sewer line 2025, newer electrical panel and new washing machine and dryer. Vinyl Wallside replacement windows and roof have also been updated, but year of updates is unknown. Easy showings starting 4/24, and immediate occupancy is offered!

Key facts

• Fenced yard
• New water heater
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• NEW HEATING SYSTEM
• NEW WATER HEATER
• NEWER ELECTRICAL PANEL
• NEW WASHING MACHINE

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Cable available
• Home design: Single family residence; One story; Ground-level entry with steps; Aluminum siding exterior; Asphalt roof
• Construction: Aluminum siding construction; Asphalt roof; Built as a one-level home
• Exterior features: Patio; Porch; Fenced backyard; Corner lot; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Radiant heating; No central cooling
• Interior features: Unfurnished; Awning(s); Crawl space basement
• Laundry & utility: In-home laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $180k (5.2% below list).
• Recommended offer: $180k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Randolph Elementary School (math 62% / reading 57%, grade B-, #200 of 1,397 statewide, top 16%, 500 students, 43% FRL); Frost Middle School (math 43% / reading 58%, grade C, #110 of 493 statewide, top 23%, 626 students, 40% FRL); Churchill High School (math 53% / reading 67%, grade C+, #73 of 713 statewide, top 11%, 1,241 students, 35% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,058 (5.2% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.95% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $264,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8964 Butwell St	0.00mi	3/1.0	1,104 (0%)	1mo	$216,000	$196	99
9276 Marie St	0.38mi	3/1.0	1,053 (-5%)	16mo	$253,000	$240	61
8673 N Hix Rd	0.27mi	3/2.0	1,248 (+13%)	9mo	$240,000	$192	54
36618 Dowling St	0.63mi	3/1.0	1,088 (-1%)	21mo	$235,000	$216	50
39266 Dover St	0.58mi	3/2.0	1,238 (+12%)	5mo	$366,000	$296	44
36769 Angeline Cir	0.75mi	3/1.0	1,007 (-9%)	13mo	$270,000	$268	40
36838 Angeline Circle Cir	0.67mi	3/1.0	1,007 (-9%)	18mo	$289,900	$288	40

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-16,099
• Equity at exit: $28,315

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,745
• Equity at exit: $16,419

Cash invested: $53,172 (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 48150

• Active inventory: 100
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$996
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $231

Break-even live

Break-even rent $1,508

Max offer price $189,900

Occupancy floor 82%

Sensitivity live

Price	-10% $339	-5% $285	+0% $231	+5% $177	+10% $124
Rent	-10% $89	-5% $160	+0% $231	+5% $302	+10% $373
Rate	-1.0pp $327	-0.5pp $279	base $231	+0.5pp $182	+1.0pp $132

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37830 Westwood Cir Westland, MI	2.0	1.0	925	$1,400	$1.51	0d	5	0.29mi
37828 Arbor Woods Dr Livonia, MI	2.0	1.0	1100	$1,485	$1.35	6d	2	0.51mi
37670 Dale Dr Westland, MI	1.0–2.0	1.0–1.5	760	$1,460	$1.92	1d	9	0.55mi
9215 Tavistock Dr Plymouth, MI	3.0	1.5	1016	$3,500	$3.44	0d	1	0.68mi
36665 Angeline Cir Livonia, MI	3.0	1.5	1007	$2,095	$2.08	26d	1	0.81mi
8485 Forrest Dr Canton, MI	4.0	2.0	1494	$2,150	$1.44	3d	1	0.81mi
37410 Fountain Park Cir Westland, MI	1.0–2.0	1.0–2.0	932	$1,755	$1.88	0d	14	0.81mi
11618 Plymouth Woods Dr Livonia, MI	2.0	1.0	1075	$1,632	$1.52	6d	4	1.07mi
7500 N Newburgh Rd Westland, MI	1.0–2.0	1.0–2.0	843	$1,868	$2.21	0d	7	1.10mi
8375 Honeytree Blvd Canton, MI	1.0–4.0	1.0–2.5	1135	$1,740	$1.53	0d	1	1.12mi
8500 Brooke Park Dr Canton, MI	1.0–2.0	1.0–1.5	800	$1,430	$1.79	4d	6	1.17mi
39872 Lynn St Canton, MI	3.0	1.0	1278	$1,750	$1.37	0d	1	1.21mi
7640 Woodview St #1 Westland, MI	2.0	2.0	1037	$1,385	$1.34	26d	1	1.28mi
7710 Shaw Ln Canton, MI	2.0	2.0	1300	$2,418	$1.86	0d	2	1.33mi
7344 Drew Cir Westland, MI	2.0	1.0	900	$1,365	$1.52	0d	8	1.35mi

Listing history 6 events

1. 2026-05-02
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Welcome home! This ranch property is located on a massive corner lot, and is ready for your finishing touches. Home features three bedrooms, one full bath, large laundry/utility room and a dining room and open living room. Kitchen is spacious, and all appliances are included in sale. Yard is fenced. Major updates include new heating system and water heater in 2022, sleeve in sewer line 2025, newer electrical panel and new washing machine and dryer. Vinyl Wallside replacement windows and roof have also been updated, but year of updates is unknown. Easy showings starting 4/24, and immediate occupancy is offered!

2. 2026-05-01
   status Pending
3. 2026-04-27
   historical Accepting Backup Offers 617-char remark

   Show marketing remark (617 chars)

   Welcome home! This ranch property is located on a massive corner lot, and is ready for your finishing touches. Home features three bedrooms, one full bath, large laundry/utility room and a dining room and open living room. Kitchen is spacious, and all appliances are included in sale. Yard is fenced. Major updates include new heating system and water heater in 2022, sleeve in sewer line 2025, newer electrical panel and new washing machine and dryer. Vinyl Wallside replacement windows and roof have also been updated, but year of updates is unknown. Easy showings starting 4/24, and immediate occupancy is offered!

4. 2026-04-27
   historical Active Under Contract

   Show marketing remark (617 chars)

   Welcome home! This ranch property is located on a massive corner lot, and is ready for your finishing touches. Home features three bedrooms, one full bath, large laundry/utility room and a dining room and open living room. Kitchen is spacious, and all appliances are included in sale. Yard is fenced. Major updates include new heating system and water heater in 2022, sleeve in sewer line 2025, newer electrical panel and new washing machine and dryer. Vinyl Wallside replacement windows and roof have also been updated, but year of updates is unknown. Easy showings starting 4/24, and immediate occupancy is offered!

5. 2026-04-23
   listed $189,900 Active

   Show marketing remark (617 chars)

   Welcome home! This ranch property is located on a massive corner lot, and is ready for your finishing touches. Home features three bedrooms, one full bath, large laundry/utility room and a dining room and open living room. Kitchen is spacious, and all appliances are included in sale. Yard is fenced. Major updates include new heating system and water heater in 2022, sleeve in sewer line 2025, newer electrical panel and new washing machine and dryer. Vinyl Wallside replacement windows and roof have also been updated, but year of updates is unknown. Easy showings starting 4/24, and immediate occupancy is offered!

6. 2026-04-23
   listed $189,900 Active 617-char remark

   Show marketing remark (617 chars)

   Welcome home! This ranch property is located on a massive corner lot, and is ready for your finishing touches. Home features three bedrooms, one full bath, large laundry/utility room and a dining room and open living room. Kitchen is spacious, and all appliances are included in sale. Yard is fenced. Major updates include new heating system and water heater in 2022, sleeve in sewer line 2025, newer electrical panel and new washing machine and dryer. Vinyl Wallside replacement windows and roof have also been updated, but year of updates is unknown. Easy showings starting 4/24, and immediate occupancy is offered!

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: +$764/yr (+$64/mo · 54.7%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,607
• − Mortgage interest: −$10,637
• − Property taxes: −$1,396
• − Insurance: −$950
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,524
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,859/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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

• Census place: Livonia, MI
• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,687
• Household income: $97,997
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 110.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 13% Italian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 2% Spanish 2% Arabic 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: ▼ -341.08%
• Current HPI: 197.495
• 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

6 events — show timeline

• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-04-27 Contingent — MiRealSource-MiMLS
• 2026-04-27 Contingent — REALCOMP
• 2026-04-23 Listed $189,900 REALCOMP
• 2026-04-23 Listed $189,900 MiRealSource-MiMLS

Property tax history

-2.5%/yr

Latest (2025): $1,396 · -44.2% YoY. Source: county tax records.