15900 Sandburg St · Romulus, MI 48174

$95,000

3 bd · 2.5 ba · 1,997 sqft · Manufactured public records · 155 Days on market

Built 1986 0.95 ac lot ↓ 24% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

Key facts

• 0.95 acre lot
• 2 garage spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 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 $657 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.75% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $11,158
• Equity at exit: $14,165

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $44,386
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$359 /mo · $4,307/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $414

Break-even live

Break-even rent $1,135

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2025-11-14
   status Pending 401-char remark

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

2. 2025-11-14
   status Pending 401-char remark

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

3. 2025-11-14
   status Pending

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

4. 2025-07-29
   price $95,000 401-char remark

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

5. 2025-07-28
   price $95,000 401-char remark

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

6. 2025-07-28
   price $95,000

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

7. 2025-06-12
   listed $110,000 Active 401-char remark

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

8. 2025-06-12
   listed $110,000 Active 401-char remark

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

9. 2025-06-12
   listed $110,000 Active

   Show marketing remark (401 chars)

   This 3 bed, 2 full bath 1 half bath home is a complete gut and will require a full renovation from top to bottom. Property needs all new electrical, plumbing, HVAC, drywall, doors, and flooring. The home has structural issues, including foundation problems and a damaged roof truss. There are flooding concerns in both the front and backyard, and all necessary permits must be pulled through the city.

10. 2024-05-10
    soldstatus $100,000
11. 2024-05-03
    status Pending
12. 2024-05-03
    soldstatus $100,000 Closed
13. 2024-05-03
    soldstatus $100,000
14. 2024-04-02
    historical Accepting Backup Offers
15. 2024-03-13
    listed $135,000 Active
16. 2024-03-13
    listed $135,000
17. 2022-10-05
    soldstatus $115,000 Sold
18. 2022-10-05
    soldstatus $115,000 Closed
19. 2022-10-03
    status Pending
20. 2022-10-03
    status Pending
21. 2022-09-22
    historical Accepting Backup Offers
22. 2022-09-22
    historical Accepting Backup Offers
23. 2022-08-30
    listed $124,900 Active
24. 2022-08-30
    listed $124,900 Active

ⓘ 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: $4,307 · $359/mo
• Projected year-2 tax: $4,307 · $359/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,913
• − Mortgage interest: −$5,321
• − Property taxes: −$4,307
• − Insurance: −$475
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$2,764
• Taxable income: $3,859
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,044/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

-23.9% since first listed

24 events — show timeline

• 2025-11-14 Pending — REALCOMP
• 2025-11-14 Pending — MiRealSource-MiMLS
• 2025-11-14 Pending — SW Michigan MLS
• 2025-07-29 Price Changed $95,000 MiRealSource-MiMLS
• 2025-07-28 Price Changed $95,000 REALCOMP
• 2025-07-28 Price Changed $95,000 SW Michigan MLS
• 2025-06-12 Listed $110,000 REALCOMP
• 2025-06-12 Listed $110,000 SW Michigan MLS
• 2025-06-12 Listed $110,000 MiRealSource-MiMLS
• 2024-05-10 Sold (Public Records) $100,000 Public Records
• 2024-05-03 Pending — MiRealSource-MiMLS
• 2024-05-03 Sold (MLS) $100,000 REALCOMP
• 2024-05-03 Sold (MLS) $100,000 MiRealSource-MiMLS
• 2024-04-02 Contingent — MiRealSource-MiMLS
• 2024-03-13 Listed $135,000 REALCOMP
• 2024-03-13 Listed $135,000 MiRealSource-MiMLS
• 2022-10-05 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2022-10-05 Sold (MLS) $115,000 REALCOMP
• 2022-10-03 Pending — MiRealSource-MiMLS
• 2022-10-03 Pending — REALCOMP
• 2022-09-22 Contingent — MiRealSource-MiMLS
• 2022-09-22 Contingent — REALCOMP
• 2022-08-30 Listed $124,900 MiRealSource-MiMLS
• 2022-08-30 Listed $124,900 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $4,307 · +71.7% YoY. Source: county tax records.