13012 Tecumseh · Livonia, MI 48239

$199,900

3 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 12 Days on market

Built 1955 6,534 sqft lot $186/sqft · 56% above area Est $217k · 8% under

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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 +13.0/30.0
• ARV discount +11.1/15.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• 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

HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One level; Ground-level entry with steps; Brick construction; Asphalt roof; Pets allowed
• Construction: Brick exterior; Finished full basement
• Exterior features: Back yard with fencing; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: 6 total rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Gas water heater; Finished full basement

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 $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.1% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Livonia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,810 (11.1% 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. Built in 1955 — 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. 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?
6. 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.
7. 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.
8. 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: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (median comp): $217,328
• List price: $199,900
• Delta: -8.02%
• 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
12890 Hemingway	0.06mi	3/1.5	1,094 (+2%)	0mo	$135,000	$123	92
12770 Leverne	0.16mi	3/1.5	1,026 (-5%)	0mo	$205,000	$200	82
14041 Minock Dr	0.39mi	3/1.5	1,042 (-3%)	6mo	$167,000	$160	70
14126 Rockland	0.46mi	3/1.5	1,042 (-3%)	2mo	$205,000	$197	69
11748 Leverne	0.64mi	3/1.5	1,075 (-0%)	4mo	$142,000	$132	64
11757 Eileen	0.66mi	3/1.0	1,040 (-3%)	0mo	$220,000	$212	63
12135 Leverne	0.48mi	2/1.5 (-1)	1,050 (-2%)	6mo	$167,000	$159	61
12111 Inkster Rd	0.71mi	3/1.0	1,147 (+6%)	3mo	$155,000	$135	54
12087 Leverne	0.53mi	3/2.0	1,210 (+12%)	3mo	$202,000	$167	48
14284 Arcola St	0.72mi	3/1.5	1,157 (+7%)	5mo	$260,000	$225	48
12845 Centralia	0.46mi	2/1.0 (-1)	1,228 (+14%)	5mo	$162,500	$132	46
11756 Berwyn	0.71mi	2/1.5 (-1)	930 (-14%)	2mo	$167,500	$180	36

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-32,582
• Equity at exit: $29,806

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-27,211
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-11

Break-even live

Break-even rent $1,792

Max offer price $197,999

Occupancy floor 96%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	0.12mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	0.70mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	0.81mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	0.98mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	16d	1	1.24mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	16d	1	1.38mi

Listing history 7 events

1. 2026-05-12
   status Pending 1306-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

2. 2026-05-12
   status Pending 1326-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

3. 2026-05-06
   historical Accepting Backup Offers 1306-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

4. 2026-05-06
   historical Active Under Contract 1326-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

5. 2026-05-01
   listed $199,900 Active 1306-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

6. 2026-05-01
   listed $199,900 Active 1326-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

7. 2026-04-27
   historical $199,900 1306-char remark

   Show marketing remark (1306 chars)

   HIGHEST AND BEST 5/4/26 7PM Fully Remodeled Ranch on a Corner Lot with Finished Basement & Sunroom! Welcome to this beautifully updated 3-bedroom, 1.5 bath ranch offering 1,077 sq ft of move-in-ready living - where no detail has been overlooked. From the moment you walk in, you're greeted by a huge picture window that floods the living room with natural light, highlighting the brand-new flooring, fresh paint, and recessed lighting throughout. All new electrical outlets and fixtures throughout. The main level features three spacious bedrooms, a fully remodeled bathroom, updated kitchen, and new carpet. Downstairs, the fully finished basement expands your living space with a completely renovated half bath - perfect for entertaining, a home office, or additional living area. Step out back and enjoy your private the full privacy fenced yard, ideal for relaxing or hosting gatherings, plus a sunroom that adds even more versatile space to enjoy year-round. The property sits on a corner lot and includes a 2-car detached garage with a full driveway for convenient access. Located just minutes from major freeways, shopping, dining, parks, and entertainment, this home offers the perfect combination of comfort, convenience, and modern updates. All appliances included - just move in and enjoy.

ⓘ 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: $3,406 · $284/mo
• Projected year-2 tax: $3,406 · $284/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 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: $21,337
• − Mortgage interest: −$11,198
• − Property taxes: −$3,406
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,815
• Taxable loss: −$3,495
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $710/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

+0.0% since first listed

7 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-06 Contingent — MiRealSource-MiMLS
• 2026-05-06 Contingent — REALCOMP
• 2026-05-01 Listed $199,900 MiRealSource-MiMLS
• 2026-05-01 Listed $199,900 REALCOMP
• 2026-04-27 Coming Soon $199,900 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $3,406 · -12.3% YoY. Source: county tax records.