30866 Middlebury St · Westland, MI 48186

$199,500

3 bd · 1.0 ba · 907 sqft · SingleFamily public records · 33 Days on market

Built 1961 5,500 sqft lot Est $138k · 45% over

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Why this score? — see what drove the F 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 +8.4/30.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Westlands Best Brick Ranch value!!! Move in for $6,995 or less total! Payments as low as $1699 per month! Home offers 3 bedrooms, 2 baths-one full, Large finished basement, huge 24 x 24 2.5 car garage. Nice spacious kitchen with the stove and fridge included in the sale. Washer and dryer included as well! Inviting living room with convenient doorwall for patio access. Possible 4th bedroom, office or more storage in the basement as well. Your choice!! Nice bath featuring a waterfall sink. Home also offers a great carport. See pics! Newer Furnace and Central air approx 3 years old. Attic fan in main hallway. Hardwood floors under carpet too! Immediate occupancy offered. Move in today!!

Key facts

• Newer furnace
• Spacious kitchen
• Carport

Tags

• FINISHED BASEMENT
• SPACIOUS KITCHEN
• PATIO ACCESS
• WATERFALL SINK
• CARPORT
• NEWER FURNACE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One level; Ground-level entry; Brick construction
• Construction: Brick construction
• Exterior features: Patio; Porch; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Range hood; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Attic fan
• Interior features: Finished basement; Lighting
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.3% below list).
• Recommended offer: $139k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#124 in MI, #3,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment C-, crime D+.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.3%/yr); 146 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Recommended offer $139,098 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $137,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1255 Windham St	0.17mi	3/1.0	895 (-1%)	5mo	$206,000	$230	86
1728 Westchester St	0.16mi	3/1.5	998 (+10%)	3mo	$225,000	$225	71
32304 Hazelwood St	0.61mi	3/1.0	882 (-3%)	1mo	$215,000	$244	66
31905 Saginaw Ct	0.52mi	2/1.0 (-1)	834 (-8%)	0mo	$127,000	$152	57
30270 Spring Arbor Dr	0.42mi	3/1.0	1,025 (+13%)	5mo	$130,000	$127	55
32004 Otsego St	0.53mi	2/1.0 (-1)	974 (+7%)	4mo	$135,500	$139	55
30939 Hiveley St	0.57mi	2/1.5 (-1)	955 (+5%)	5mo	$115,000	$120	53
31680 Birchwood St	0.58mi	3/1.0	1,001 (+10%)	3mo	$130,000	$130	53
32151 Grandview Ave	0.65mi	3/1.5	1,000 (+10%)	3mo	$266,000	$266	48
32330 Grandview Ave	0.74mi	3/1.0	999 (+10%)	1mo	$190,000	$190	48
32332 Kalamazoo Ct	0.75mi	2/1.0 (-1)	834 (-8%)	4mo	$119,000	$143	43
29800 Oakwood St	0.70mi	3/1.0	1,040 (+15%)	4mo	$90,000	$87	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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-43,480
• Equity at exit: $29,746

10-year hold

• IRR: -16.3%
• Equity multiple: 0.08×
• Total profit: $-51,218
• Equity at exit: $17,249

Cash invested: $55,860 (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 48186

• Rents YoY: 3.3%
• Active inventory: 146
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-181

Break-even live

Break-even rent $1,620

Max offer price $167,587

Occupancy floor —

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	16d	1	0.34mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	0.54mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	0.56mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	0.60mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	0.64mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.69mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	0.80mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.80mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	16d	1	0.84mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	0.92mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	1d	7	1.04mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	43d	1	1.06mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.06mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	43d	1	1.09mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	1.19mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	24d	1	1.26mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	2d	1	1.30mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $199,500 Active 33 DOM
2. 2026-06-17
   days on market $199,500 Active 32 DOM
3. 2026-06-16
   days on market $199,500 Active 31 DOM
4. 2026-06-15
   days on market $199,500 Active 30 DOM
5. 2026-06-13
   days on market $199,500 Active 28 DOM
6. 2026-06-13
   days on market $199,500 Active 27 DOM
7. 2026-06-09
   days on market $199,500 Active 24 DOM
8. 2026-06-08
   pricedays on market $199,500 Active 23 DOM
9. 2026-06-07
   days on market $204,900 Active 22 DOM
10. 2026-06-04
    days on market $204,900 Active 19 DOM
11. 2026-06-03
    days on market $204,900 Active 18 DOM
12. 2026-06-02
    days on market $204,900 Active 17 DOM
13. 2026-06-01
    days on market $204,900 Active 16 DOM
14. 2026-05-31
    days on market $204,900 Active 15 DOM
15. 2026-05-16
    listed $209,900 Active

    Show marketing remark (692 chars)

    Westlands Best Brick Ranch value!!! Move in for $6,995 or less total! Payments as low as $1699 per month! Home offers 3 bedrooms, 2 baths-one full, Large finished basement, huge 24 x 24 2.5 car garage. Nice spacious kitchen with the stove and fridge included in the sale. Washer and dryer included as well! Inviting living room with convenient doorwall for patio access. Possible 4th bedroom, office or more storage in the basement as well. Your choice!! Nice bath featuring a waterfall sink. Home also offers a great carport. See pics! Newer Furnace and Central air approx 3 years old. Attic fan in main hallway. Hardwood floors under carpet too! Immediate occupancy offered. Move in today!!

16. 2026-05-16
    listed $209,900 Active 692-char remark

    Show marketing remark (692 chars)

    Westlands Best Brick Ranch value!!! Move in for $6,995 or less total! Payments as low as $1699 per month! Home offers 3 bedrooms, 2 baths-one full, Large finished basement, huge 24 x 24 2.5 car garage. Nice spacious kitchen with the stove and fridge included in the sale. Washer and dryer included as well! Inviting living room with convenient doorwall for patio access. Possible 4th bedroom, office or more storage in the basement as well. Your choice!! Nice bath featuring a waterfall sink. Home also offers a great carport. See pics! Newer Furnace and Central air approx 3 years old. Attic fan in main hallway. Hardwood floors under carpet too! Immediate occupancy offered. Move in today!!

17. 2009-02-17
    historical
18. 2009-02-04
    listed $99,900

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $2,437 · $203/mo
• Expected delta: +$635/yr (+$53/mo · 35.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,692
• − Mortgage interest: −$11,175
• − Property taxes: −$1,802
• − Insurance: −$998
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$5,804
• Taxable loss: −$5,758
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-786/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Westland

• Score: 77/100
• State rank: #124
• US rank: #3067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westland, MI
• County: Wayne County · 1,562,939 people
• City population: 83,633
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+110.1% since first listed

4 events — show timeline

• 2026-05-16 Listed $209,900 MiRealSource-MiMLS
• 2026-05-16 Listed $209,900 REALCOMP
• 2009-02-17 Listing Removed — REALCOMP
• 2009-02-04 Listed $99,900 REALCOMP

Property tax history

+0.6%/yr

Latest (2025): $1,802 · -17.3% YoY. Source: county tax records.