11695 Norborne Ave · Livonia, MI 48239

$145,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 31 Days on market

Built 1941 0.31 ac lot $131/sqft · 8% below area Est $158k · 8% 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 +28.2/30.0
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Listing remarks MLS

3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

Key facts

• Flexible space
• Huge backyard
• Detached garage

Tags

• HUGE BACKYARD
• DETACHED GARAGE
• UPSTAIRS ROOMS
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 34 sale attempts since 14y 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $158,048
• List price: $145,000
• Delta: -8.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11748 Leverne	0.28mi	3/1.5	1,075 (-3%)	4mo	$142,000	$132	76
11757 Eileen	0.40mi	3/1.0	1,040 (-6%)	0mo	$220,000	$212	70
11751 Marion	0.25mi	3/1.5	1,231 (+11%)	2mo	$141,000	$115	67
9983 Hemingway	0.51mi	3/1.0	1,059 (-5%)	3mo	$149,000	$141	66
9636 Centralia	0.48mi	3/1.0	1,043 (-6%)	4mo	$135,000	$129	65
12087 Leverne	0.34mi	3/2.0	1,210 (+9%)	3mo	$202,000	$167	62
12890 Hemingway	0.73mi	3/1.5	1,094 (-1%)	1mo	$135,000	$123	61
12039 Rockland	0.21mi	4/1.5 (+1)	1,246 (+12%)	4mo	$70,000	$56	59
9656 Sioux	0.74mi	4/1.0 (+1)	1,116 (+0%)	2mo	$147,500	$132	58
9560 Nathaline	0.72mi	4/1.5 (+1)	1,125 (+1%)	1mo	$142,500	$127	56
12770 Leverne	0.62mi	3/1.5	1,026 (-8%)	0mo	$205,000	$200	56
9624 Nathaline	0.67mi	3/1.0	1,019 (-8%)	3mo	$209,000	$205	53

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,215
• Equity at exit: $21,620

10-year hold

• IRR: 13.7%
• Equity multiple: 2.11×
• Total profit: $44,935
• Equity at exit: $12,537

Cash invested: $40,600 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$760
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $460

Break-even live

Break-even rent $1,204

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $542	-5% $501	+0% $460	+5% $418	+10% $377
Rent	-10% $318	-5% $389	+0% $460	+5% $530	+10% $601
Rate	-1.0pp $533	-0.5pp $496	base $460	+0.5pp $422	+1.0pp $384

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.20mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	0.88mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.95mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	1.03mi
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	44d	1	1.29mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.42mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	1.42mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	1.47mi

Listing history 50 events

1. 2026-05-15
   status Pending 237-char remark

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

2. 2026-05-15
   status Pending 237-char remark

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

3. 2026-05-15
   status Pending

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

4. 2026-05-09
   status Active 237-char remark

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

5. 2026-05-09
   status Active 237-char remark

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

6. 2026-05-09
   status Active

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

7. 2026-04-21
   status Pending 237-char remark

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

8. 2026-04-21
   status Pending 237-char remark

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

9. 2026-04-21
   status Pending

   Show marketing remark (237 chars)

   3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

10. 2026-03-30
    status Active 237-char remark

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

11. 2026-03-30
    status Active 237-char remark

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

12. 2026-03-30
    status Active

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

13. 2026-03-19
    status Pending 237-char remark

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

14. 2026-03-19
    status Pending 237-char remark

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

15. 2026-03-19
    status Pending

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

16. 2026-03-16
    listed $145,000 Active 237-char remark

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

17. 2026-03-16
    listed $145,000 Active 237-char remark

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

18. 2026-03-16
    listed $145,000 Active

    Show marketing remark (237 chars)

    3-bedroom, 2-story home with tons of potential! Features include a huge backyard, detached 2-car garage, and two additional upstairs rooms perfect for storage or flexible space. Great opportunity to customize and make this home your own.

19. 2023-05-30
    status Active
20. 2023-05-30
    status Active
21. 2023-05-30
    historical
22. 2023-05-30
    historical
23. 2023-05-08
    status Pending
24. 2023-05-08
    status Pending
25. 2023-05-03
    status Active
26. 2023-05-03
    status Active
27. 2023-04-24
    status Pending
28. 2023-04-24
    status Pending
29. 2023-04-10
    status Active
30. 2023-04-10
    status Active
31. 2023-04-04
    status Pending
32. 2023-04-04
    status Pending
33. 2023-02-27
    status Active
34. 2023-02-27
    status Active
35. 2023-02-16
    status Pending
36. 2023-02-16
    status Pending
37. 2023-01-23
    listed $135,000 Active
38. 2023-01-23
    listed $135,000 Active
39. 2022-09-23
    historical
40. 2022-09-23
    historical
41. 2022-08-09
    status Active
42. 2022-08-09
    status Active
43. 2022-07-22
    status Pending
44. 2022-07-12
    status Pending
45. 2022-07-05
    historical
46. 2022-05-04
    price $139,900
47. 2022-05-04
    price $139,900
48. 2022-05-03
    status Active
49. 2022-05-03
    status Active
50. 2022-04-12
    status Pending

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$337/yr (+$28/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $21,422
• − Mortgage interest: −$8,122
• − Property taxes: −$1,560
• − Insurance: −$725
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,218
• Taxable income: $3,369
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $4,705/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

+958.6% since first listed

79 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — SW Michigan MLS
• 2026-05-09 Relisted — REALCOMP
• 2026-05-09 Relisted — MiRealSource-MiMLS
• 2026-05-09 Relisted — SW Michigan MLS
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — SW Michigan MLS
• 2026-03-30 Relisted — REALCOMP
• 2026-03-30 Relisted — MiRealSource-MiMLS
• 2026-03-30 Relisted — SW Michigan MLS
• 2026-03-19 Pending — MiRealSource-MiMLS
• 2026-03-19 Pending — REALCOMP
• 2026-03-19 Pending — SW Michigan MLS
• 2026-03-16 Listed $145,000 REALCOMP
• 2026-03-16 Listed $145,000 SW Michigan MLS
• 2026-03-16 Listed $145,000 MiRealSource-MiMLS
• 2023-05-30 Relisted — MiRealSource-MiMLS
• 2023-05-30 Relisted — REALCOMP
• 2023-05-30 Listing Removed — MiRealSource-MiMLS
• 2023-05-30 Listing Removed — REALCOMP
• 2023-05-08 Pending — MiRealSource-MiMLS
• 2023-05-08 Pending — REALCOMP
• 2023-05-03 Relisted — MiRealSource-MiMLS
• 2023-05-03 Relisted — REALCOMP
• 2023-04-24 Pending — MiRealSource-MiMLS
• 2023-04-24 Pending — REALCOMP
• 2023-04-10 Relisted — MiRealSource-MiMLS
• 2023-04-10 Relisted — REALCOMP
• 2023-04-04 Pending — MiRealSource-MiMLS
• 2023-04-04 Pending — REALCOMP
• 2023-02-27 Relisted — MiRealSource-MiMLS
• 2023-02-27 Relisted — REALCOMP
• 2023-02-16 Pending — MiRealSource-MiMLS
• 2023-02-16 Pending — REALCOMP
• 2023-01-23 Listed $135,000 MiRealSource-MiMLS
• 2023-01-23 Listed $135,000 REALCOMP
• 2022-09-23 Listing Removed — MiRealSource-MiMLS
• 2022-09-23 Listing Removed — REALCOMP
• 2022-08-09 Relisted — MiRealSource-MiMLS
• 2022-08-09 Relisted — REALCOMP
• 2022-07-22 Pending — REALCOMP
• 2022-07-12 Pending — MiRealSource-MiMLS
• 2022-07-05 Listing Removed — REALCOMP
• 2022-05-04 Price Changed $139,900 MiRealSource-MiMLS
• 2022-05-04 Price Changed $139,900 REALCOMP
• 2022-05-03 Relisted — MiRealSource-MiMLS
• 2022-05-03 Relisted — REALCOMP
• 2022-04-12 Pending — MiRealSource-MiMLS
• 2022-04-12 Pending — REALCOMP
• 2022-03-23 Price Changed $148,900 MiRealSource-MiMLS
• 2022-03-23 Price Changed $148,900 REALCOMP
• 2022-03-11 Price Changed $152,500 MiRealSource-MiMLS
• 2022-03-11 Price Changed $152,500 REALCOMP
• 2021-11-29 Listed $153,000 MiRealSource-MiMLS
• 2021-11-29 Listed $153,000 REALCOMP
• 2018-06-08 Sold (Public Records) $140,000 Public Records
• 2014-11-14 Sold (MLS) $875 MiRealSource-MiMLS
• 2014-10-31 Listing Removed — MiRealSource-MiMLS
• 2014-07-29 Listed $875 MiRealSource-MiMLS
• 2014-04-25 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2014-04-25 Sold (MLS) $27,500 REALCOMP
• 2014-04-15 Listing Removed — MiRealSource-MiMLS
• 2014-03-31 Listed $29,900 MiRealSource-MiMLS
• 2014-03-31 Listed $29,900 REALCOMP
• 2014-03-28 Listing Removed — REALCOMP
• 2014-03-28 Listing Removed — MiRealSource-MiMLS
• 2013-09-08 Listed $32,900 REALCOMP
• 2013-09-08 Listed $32,900 MiRealSource-MiMLS
• 2013-07-22 Listing Removed — MiRealSource-MiMLS
• 2013-07-21 Listing Removed — REALCOMP
• 2013-01-10 Listing Removed — REALCOMP
• 2013-01-10 Listing Removed — MiRealSource-MiMLS
• 2013-01-10 Listed $14,900 REALCOMP
• 2013-01-10 Listed $14,900 MiRealSource-MiMLS
• 2012-08-28 Listed $14,900 REALCOMP
• 2012-08-28 Listed $14,900 MiRealSource-MiMLS
• 1994-12-21 Sold (Public Records) $13,697 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,560 · -61.7% YoY. Source: county tax records.