18455 Denby · Livonia, MI 48240

$175,000

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 17 Days on market

Built 1953 5,227 sqft lot Est $176k · at est.

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Why this score? — see what drove the D 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 +16.6/30.0
• ARV discount +7.7/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Fenced backyard; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Stainless steel appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Partially finished basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $157k (10.5% below list).
• Recommended offer: $157k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beech Elementary (math 2% / reading 17%, grade F, #1,277 of 1,397 statewide, top 93%, 453 students, 83% FRL); Hilbert Middle School (math 8% / reading 25%, grade F, #446 of 493 statewide, top 90%, 398 students, 75% FRL); Redford Union High School (math 15% / reading 34%, grade F, #476 of 713 statewide, top 67%, 736 students, 70% FRL).
• Market conditions: 90 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,596 (10.5% 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. 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?
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: 0.89% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $175,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18653 Indian	0.14mi	3/1.0	1,071 (0%)	1mo	$151,000	$141	93
18696 Gaylord	0.23mi	3/1.0	1,071 (0%)	5mo	$130,000	$121	85
18400 Delaware Ave	0.22mi	3/1.0	981 (-8%)	6mo	$175,000	$178	71
18425 Norborne Dr	0.55mi	3/1.5	1,064 (-1%)	7mo	$175,000	$164	65
18743 Macarthur	0.33mi	3/1.0	931 (-13%)	3mo	$190,000	$204	60
17697 Norborne	0.60mi	4/1.0 (+1)	1,134 (+6%)	4mo	$134,500	$119	54
19350 Antago St	0.64mi	3/1.0	1,179 (+10%)	3mo	$215,000	$182	51
19394 Woodworth	0.69mi	2/1.0 (-1)	1,132 (+6%)	5mo	$168,000	$148	50
19203 Kinloch	0.61mi	3/1.0	962 (-10%)	6mo	$153,500	$160	50
19369 Wakenden	0.73mi	3/1.0	936 (-13%)	3mo	$120,000	$128	43
18070 Floral St	0.69mi	3/1.0	1,225 (+14%)	5mo	$230,000	$188	40
18435 Glenmore	0.74mi	3/1.0	924 (-14%)	5mo	$170,000	$184	38

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-21,703
• Equity at exit: $26,093

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-10,397
• Equity at exit: $15,131

Cash invested: $49,000 (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 48240

• Active inventory: 90
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$918
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $105

Break-even live

Break-even rent $1,433

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $204	-5% $154	+0% $105	+5% $55	+10% $6
Rent	-10% $-19	-5% $43	+0% $105	+5% $167	+10% $229
Rate	-1.0pp $193	-0.5pp $149	base $105	+0.5pp $60	+1.0pp $13

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	26d	1	0.29mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	26d	1	0.57mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	7d	1	0.70mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	26d	1	0.90mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	7d	1	1.10mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	20d	1	1.23mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	26d	1	1.24mi
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	1d	5	1.28mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	14d	1	1.29mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	26d	1	1.34mi
20772 Indian St Southfield, MI	4.0	1.0	1272	$1,800	$1.42	45d	1	1.41mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	45d	1	1.45mi

Listing history 21 events

1. 2026-05-18
   status Pending 1148-char remark

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

2. 2026-05-18
   status Pending

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

3. 2026-05-04
   historical Accepting Backup Offers 1148-char remark

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

4. 2026-05-04
   historical Active Under Contract

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

5. 2026-05-01
   listed $175,000 Active 1148-char remark

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

6. 2026-05-01
   listed $175,000 Active

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

7. 2026-04-29
   historical $175,000 1148-char remark

   Show marketing remark (1148 chars)

   Welcome to this charming 3 bedroom, 1 bath bungalow that perfectly blends comfort and functionality. Step into a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere from the moment you enter. The main level features 2 spacious bedrooms and a cozy eat-in kitchen, complete with a sliding glass door that opens to the backyard perfect for everyday living and entertaining. Upstairs, you'll find a generously sized primary bedroom offering privacy and comfort, making it the perfect retreat at the end of the day. Downstairs, you'll find a beautifully finished basement offering additional living space ideal for a family room, playroom, or home office, along with ample storage to keep everything organized. This home comes complete with all appliances, making your move seamless and stress-free. Outside, enjoy a fully fenced backyard perfect for pets, gatherings, or relaxing evenings and the convenience of a 2 car garage. This delightful home offers both comfort and practicality in every detail. * UPDATES INCLUDE: Roof, Electrical Panel, Furnace and Hot water Heater! Schedule your showing today!

8. 2022-04-11
   soldstatus $160,000
9. 2022-04-08
   soldstatus $160,000 Sold 853-char remark

   Show marketing remark (853 chars)

   Fabulous Redford bungalow that is move in ready! This charming home has been freshly painted throughout with neutral colors, new carpeting and updated bath, jetted tub and ceramic tile. Kitchen is very roomy newer stainless-steel appliances and nice bright door-wall that leads to patio. Livingroom has large picture window that lets lots of natural light in. Bedrooms are good size as well master bedroom is very spacious that includes walk in closet and very nice custom woodwork on wall. The finished basement adds additional living space and laundry room has plenty of extra storage. Outside you will find an oversized garage, perfect spot to add a workshop and in front there is a lovely covered front porch to sit and relax. Hurry, this is a must see and won't last long! * * Multiple offers, offer deadline of Monday March 14th at 12pm. * *

10. 2022-04-08
    soldstatus $160,000 Closed

    Show marketing remark (853 chars)

    Fabulous Redford bungalow that is move in ready! This charming home has been freshly painted throughout with neutral colors, new carpeting and updated bath, jetted tub and ceramic tile. Kitchen is very roomy newer stainless-steel appliances and nice bright door-wall that leads to patio. Livingroom has large picture window that lets lots of natural light in. Bedrooms are good size as well master bedroom is very spacious that includes walk in closet and very nice custom woodwork on wall. The finished basement adds additional living space and laundry room has plenty of extra storage. Outside you will find an oversized garage, perfect spot to add a workshop and in front there is a lovely covered front porch to sit and relax. Hurry, this is a must see and won't last long! * * Multiple offers, offer deadline of Monday March 14th at 12pm. * *

11. 2022-03-16
    status Pending

    Show marketing remark (853 chars)

    Fabulous Redford bungalow that is move in ready! This charming home has been freshly painted throughout with neutral colors, new carpeting and updated bath, jetted tub and ceramic tile. Kitchen is very roomy newer stainless-steel appliances and nice bright door-wall that leads to patio. Livingroom has large picture window that lets lots of natural light in. Bedrooms are good size as well master bedroom is very spacious that includes walk in closet and very nice custom woodwork on wall. The finished basement adds additional living space and laundry room has plenty of extra storage. Outside you will find an oversized garage, perfect spot to add a workshop and in front there is a lovely covered front porch to sit and relax. Hurry, this is a must see and won't last long! * * Multiple offers, offer deadline of Monday March 14th at 12pm. * *

12. 2022-03-16
    status Pending 853-char remark

    Show marketing remark (853 chars)

    Fabulous Redford bungalow that is move in ready! This charming home has been freshly painted throughout with neutral colors, new carpeting and updated bath, jetted tub and ceramic tile. Kitchen is very roomy newer stainless-steel appliances and nice bright door-wall that leads to patio. Livingroom has large picture window that lets lots of natural light in. Bedrooms are good size as well master bedroom is very spacious that includes walk in closet and very nice custom woodwork on wall. The finished basement adds additional living space and laundry room has plenty of extra storage. Outside you will find an oversized garage, perfect spot to add a workshop and in front there is a lovely covered front porch to sit and relax. Hurry, this is a must see and won't last long! * * Multiple offers, offer deadline of Monday March 14th at 12pm. * *

13. 2022-03-11
    listed $149,900 Active 853-char remark

    Show marketing remark (853 chars)

    Fabulous Redford bungalow that is move in ready! This charming home has been freshly painted throughout with neutral colors, new carpeting and updated bath, jetted tub and ceramic tile. Kitchen is very roomy newer stainless-steel appliances and nice bright door-wall that leads to patio. Livingroom has large picture window that lets lots of natural light in. Bedrooms are good size as well master bedroom is very spacious that includes walk in closet and very nice custom woodwork on wall. The finished basement adds additional living space and laundry room has plenty of extra storage. Outside you will find an oversized garage, perfect spot to add a workshop and in front there is a lovely covered front porch to sit and relax. Hurry, this is a must see and won't last long! * * Multiple offers, offer deadline of Monday March 14th at 12pm. * *

14. 2022-03-11
    listed $149,900 Active

    Show marketing remark (853 chars)

    Fabulous Redford bungalow that is move in ready! This charming home has been freshly painted throughout with neutral colors, new carpeting and updated bath, jetted tub and ceramic tile. Kitchen is very roomy newer stainless-steel appliances and nice bright door-wall that leads to patio. Livingroom has large picture window that lets lots of natural light in. Bedrooms are good size as well master bedroom is very spacious that includes walk in closet and very nice custom woodwork on wall. The finished basement adds additional living space and laundry room has plenty of extra storage. Outside you will find an oversized garage, perfect spot to add a workshop and in front there is a lovely covered front porch to sit and relax. Hurry, this is a must see and won't last long! * * Multiple offers, offer deadline of Monday March 14th at 12pm. * *

15. 2011-05-04
    soldstatus $45,000
16. 2011-05-04
    soldstatus $45,000
17. 2011-05-02
    historical
18. 2010-06-03
    soldstatus $45,000
19. 2010-02-26
    listed $59,900
20. 2010-02-26
    listed $59,900
21. 1995-05-12
    soldstatus $63,500

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $2,197 · $183/mo
• Expected delta: +$498/yr (+$41/mo · 29.3%)

ⓘ 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 · 14 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: $18,792
• − Mortgage interest: −$9,803
• − Property taxes: −$1,699
• − Insurance: −$875
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,091
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,662/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 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

• City population: 56,806
• Population (ZIP): 17,097

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 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+175.6% since first listed

21 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-05-01 Listed $175,000 MiRealSource-MiMLS
• 2026-05-01 Listed $175,000 REALCOMP
• 2026-04-29 Coming Soon $175,000 MiRealSource-MiMLS
• 2022-04-11 Sold (Public Records) $160,000 Public Records
• 2022-04-08 Sold (MLS) $160,000 MiRealSource-MiMLS
• 2022-04-08 Sold (MLS) $160,000 REALCOMP
• 2022-03-16 Pending — MiRealSource-MiMLS
• 2022-03-16 Pending — REALCOMP
• 2022-03-11 Listed $149,900 MiRealSource-MiMLS
• 2022-03-11 Listed $149,900 REALCOMP
• 2011-05-04 Sold (MLS) $45,000 REALCOMP
• 2011-05-04 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2011-05-02 Listing Removed — MiRealSource-MiMLS
• 2010-06-03 Sold (Public Records) $45,000 Public Records
• 2010-02-26 Listed $59,900 REALCOMP
• 2010-02-26 Listed $59,900 MiRealSource-MiMLS
• 1995-05-12 Sold (Public Records) $63,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,699 · -57.9% YoY. Source: county tax records.