38074 Hixford Pl · Westland, MI 48185

$164,800

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 206 Days on market

Built 1990 Est $274k · 40% under $275/mo HOA · 14% of rent

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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 +20.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

Key facts

• Quiet cul-de-sac
• New flooring
• Great location

Tags

• QUIET CUL-DE-SAC
• NEW FLOORING
• LARGE KITCHEN
• BACK DECK
• GREAT LOCATION

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; size limit applies)
• HOA & community: Homeowners association with a $275 monthly fee; HOA covers grounds maintenance and snow removal

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; Two levels; Ground level entry with steps
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Finished basement; Exhaust fan
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.5% in Westland — 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 (#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 flat; 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% of the median local income ($61k/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 $5k 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 206 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $165k implies a 449% gain — meaningful room to come down on a strong offer.

Recommended offer $145,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 1.22% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $274,210
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5834 Morley St	0.50mi	3/2.0	1,620 (+0%)	8mo	$275,000	$170	69
6007 Huff St	0.54mi	3/2.5	1,720 (+7%)	1mo	$212,000	$123	61
37653 Beechwood St	0.41mi	3/1.5	1,640 (+2%)	18mo	$135,000	$82	60
37433 Beechwood St	0.48mi	3/1.0	1,508 (-6%)	4mo	$185,000	$123	59
506 N Newburgh Rd	0.64mi	3/2.0	1,600 (-1%)	20mo	$299,000	$187	52
37627 Marquette St	0.32mi	3/2.0	1,376 (-15%)	11mo	$318,000	$231	51
172 N Bryar St	0.68mi	3/2.0	1,445 (-10%)	8mo	$205,000	$142	44
38991 Willow Creek Pkwy	0.55mi	3/2.0	1,397 (-13%)	12mo	$345,000	$247	42
39320 Huron Pkwy	0.69mi	4/2.5 (+1)	1,736 (+8%)	10mo	$410,000	$236	40
626 Barbara St	0.50mi	3/1.0	1,815 (+12%)	22mo	$267,000	$147	33

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 · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-18,509
• Equity at exit: $24,572

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-19,500
• Equity at exit: $14,249

Cash invested: $46,144 (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 48185

• Rents YoY: 0.2%
• Active inventory: 161
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$864
• Tax from tax record: −$167 /mo · $2,010/yr
• Insurance: −$69
• HOA: −$275
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $213

Break-even live

Break-even rent $1,741

Max offer price $164,800

Occupancy floor 84%

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: $41,200
• Closing costs: $4,944
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38386 Maes St Westland, MI	3.0	1.5	2166	$2,400	$1.11	43d	1	1.11mi
467 S Marie St Westland, MI	3.0	1.5	1060	$1,950	$1.84	44d	1	1.14mi
201 Cassia Ct Canton, MI	2.0–3.0	2.0–2.5	1112	$2,094	$1.88	1d	2	1.38mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 14 events

1. 2026-04-30
   status Pending 471-char remark

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

2. 2026-04-30
   status Pending

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

3. 2026-04-23
   historical Active Under Contract

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

4. 2026-04-23
   historical Accepting Backup Offers 471-char remark

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

5. 2026-02-04
   price $164,800 471-char remark

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

6. 2026-02-03
   price $164,800
7. 2025-10-06
   listed $174,800 Active

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

8. 2025-10-06
   listed $174,800 Active 471-char remark

   Show marketing remark (471 chars)

   PLEASE TAKE A LOOK AT THIS INCREDIBLE OPPORTUNITY TO OWN THIS 4 BEDROOMS, 2 FULL BATH, WITH OVER 1900 SQUARE FEET OF LIVING SPACE SITUATED ON A VERY QUIET CUL-DE-SAC. NEW FLOORING IN THE KITCHEN, LOWER LEVEL-BEDROOM, FAMILY ROOM, AND LIBRARY. NEW PAINT THROUGHOUT THE WHOLE UNIT. NEW PAINTED DECK. NEW VENT REGISTER, NEWER STAINLESS STEEL STOVE AND NEWER WASHER. THE LARGE KITCHEN AND DINING AREA LEAD TO BACK DECK. GREAT LOCATION-CLOSE TO I-275, RESTAURANT AND SHOPPING.

9. 2012-10-26
   soldstatus $30,000 232-char remark

   Show marketing remark (232 chars)

   Good size 3 Bedroom 2 Bath Condo in Westland. DOWNLOAD OFFER INSTRUCTIONS PRIOR TO SUBMITTING!! Bring all offers!!! Buyer or agent responsible for ordering final water read and city inspection. Sold "AS IS". IDRBNG/BATVAI

10. 2012-10-26
    soldstatus $30,000

    Show marketing remark (232 chars)

    Good size 3 Bedroom 2 Bath Condo in Westland. DOWNLOAD OFFER INSTRUCTIONS PRIOR TO SUBMITTING!! Bring all offers!!! Buyer or agent responsible for ordering final water read and city inspection. Sold "AS IS". IDRBNG/BATVAI

11. 2012-10-11
    historical 232-char remark

    Show marketing remark (232 chars)

    Good size 3 Bedroom 2 Bath Condo in Westland. DOWNLOAD OFFER INSTRUCTIONS PRIOR TO SUBMITTING!! Bring all offers!!! Buyer or agent responsible for ordering final water read and city inspection. Sold "AS IS". IDRBNG/BATVAI

12. 2012-10-11
    historical

    Show marketing remark (232 chars)

    Good size 3 Bedroom 2 Bath Condo in Westland. DOWNLOAD OFFER INSTRUCTIONS PRIOR TO SUBMITTING!! Bring all offers!!! Buyer or agent responsible for ordering final water read and city inspection. Sold "AS IS". IDRBNG/BATVAI

13. 2012-09-07
    listed $33,500 232-char remark

    Show marketing remark (232 chars)

    Good size 3 Bedroom 2 Bath Condo in Westland. DOWNLOAD OFFER INSTRUCTIONS PRIOR TO SUBMITTING!! Bring all offers!!! Buyer or agent responsible for ordering final water read and city inspection. Sold "AS IS". IDRBNG/BATVAI

14. 2012-09-07
    listed $33,500

    Show marketing remark (232 chars)

    Good size 3 Bedroom 2 Bath Condo in Westland. DOWNLOAD OFFER INSTRUCTIONS PRIOR TO SUBMITTING!! Bring all offers!!! Buyer or agent responsible for ordering final water read and city inspection. Sold "AS IS". IDRBNG/BATVAI

ⓘ 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: $2,010 · $167/mo
• Projected year-2 tax: $2,274 · $189/mo
• Expected delta: +$264/yr (+$22/mo · 13.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,133
• − Mortgage interest: −$9,231
• − Property taxes: −$2,010
• − Insurance: −$824
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$3,300
• − Depreciation: −$4,794
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,533/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): 48,530
• Household income: $60,854
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2263.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 7% Asian 5% Hispanic / Latino 5%
• Common ancestry: Romanian 11% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 5% Arabic 2% Spanish 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: ▼ -265.65%
• Current HPI: 237.7594
• Rent YoY: ▲ 0.17%
• 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

+391.9% since first listed

14 events — show timeline

• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-23 Contingent — REALCOMP
• 2026-04-23 Contingent — MiRealSource-MiMLS
• 2026-02-04 Price Changed $164,800 MiRealSource-MiMLS
• 2026-02-03 Price Changed $164,800 REALCOMP
• 2025-10-06 Listed $174,800 REALCOMP
• 2025-10-06 Listed $174,800 MiRealSource-MiMLS
• 2012-10-26 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2012-10-26 Sold (MLS) $30,000 REALCOMP
• 2012-10-11 Listing Removed — MiRealSource-MiMLS
• 2012-10-11 Listing Removed — REALCOMP
• 2012-09-07 Listed $33,500 MiRealSource-MiMLS
• 2012-09-07 Listed $33,500 REALCOMP

Property tax history

+1.4%/yr

Latest (2025): $2,010 · -10.3% YoY. Source: county tax records.