1859 Short Ave · Westland, MI 48186

$132,500

2 bd · 1.0 ba · 746 sqft · SingleFamily public records · 27 Days on market

Built 1938 0.26 ac lot $178/sqft · 6% below area Est $141k · 6% 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 +14.0/30.0
• ARV discount +10.3/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

Key facts

• 0.26 acre lot
• Pool
• Built 1938

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry; Wood siding exterior
• Construction: Wood siding construction
• Exterior features: Fenced yard; Above-ground pool; Shed(s) on the property; Paved road access; Lot approximately 0.26 acres (60 x 188)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $18 ($218/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 $111k (16.4% below list).
• Recommended offer: $111k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% 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.
• Zoned schools: Albert Schweitzer Elementary School (math 8% / reading 22%, grade F, #1,172 of 1,397 statewide, top 85%, 436 students, 67% FRL); Wayne Memorial High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 1,361 students, 63% FRL).
• Market conditions: Rents rising (+3.3%/yr); 152 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y 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 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,757 (16.4% below list)

Questions for the listing agent

1. Built in 1938 — 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 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $141,383
• List price: $132,500
• Delta: -6.28%
• 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
1859 Short Ave	0.00mi	2/1.0	746 (0%)	0mo	$133,000	$178	100
36268 Schley Ave	0.25mi	2/1.0	800 (+7%)	2mo	$155,000	$194	75
36023 Manila Ave	0.18mi	2/1.0	700 (-6%)	11mo	$141,000	$201	72
36020 Glen St	0.42mi	2/1.0	720 (-4%)	6mo	$132,000	$183	69
35740 Glen St	0.43mi	2/1.0	720 (-4%)	6mo	$171,500	$238	69
35720 Glen St	0.44mi	2/1.0	720 (-4%)	7mo	$120,619	$168	68
35607 Hazelwood St	0.38mi	2/1.0	800 (+7%)	11mo	$175,000	$219	61
35012 Glen St	0.69mi	2/1.0	768 (+3%)	8mo	$162,000	$211	56
35236 Glen St	0.60mi	1/1.0 (-1)	720 (-4%)	8mo	$134,900	$187	55
35220 Cady St	0.46mi	2/1.0	805 (+8%)	13mo	$162,000	$201	55
2032 2nd St	0.61mi	2/1.0	772 (+4%)	15mo	$119,900	$155	53
35600 Glen St	0.46mi	2/1.0	830 (+11%)	9mo	$120,100	$145	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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-20,020
• Equity at exit: $19,756

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-14,730
• Equity at exit: $11,456

Cash invested: $37,100 (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 48186

• Rents YoY: 3.3%
• Active inventory: 152
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$695
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $18

Break-even live

Break-even rent $1,085

Max offer price $132,500

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $56	+0% $18	+5% $-19	+10% $-57
Rent	-10% $-69	-5% $-26	+0% $18	+5% $62	+10% $106
Rate	-1.0pp $85	-0.5pp $52	base $18	+0.5pp $-16	+1.0pp $-51

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1947 Cottrill Ln Westland, MI	1.0–2.0	1.0	750	$1,220	$1.63	45d	1	0.24mi
37140 Orchard Cir Westland, MI	1.0–2.0	1.0–1.5	870	$1,299	$1.49	0d	4	0.65mi
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	45d	1	0.76mi
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,175	$1.79	1d	3	0.85mi
35700 E Michigan Ave Wayne, MI	2.0	1.0	701	$1,060	$1.51	7d	6	0.95mi
35505 E Michigan Ave Unit 6 Wayne, MI	1.0	1.0	620	$675	$1.09	45d	1	1.03mi
35440 Brush St Unit 7 Wayne, MI	1.0	1.0	700	$725	$1.04	26d	1	1.06mi
35641 Brush St Unit 35657-6 Wayne, MI	1.0	1.0	700	$750	$1.07	45d	1	1.06mi

Listing history 14 events

1. 2026-06-02
   status $132,500 Pending 27 DOM
2. 2026-06-01
   days on market $132,500 Active Under Contract 27 DOM

   Show marketing remark (753 chars)

   Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

3. 2026-05-31
   days on market $132,500 Active Under Contract 26 DOM
4. 2026-05-09
   historical Accepting Backup Offers 753-char remark

   Show marketing remark (753 chars)

   Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

5. 2026-05-09
   historical Active Under Contract 753-char remark

   Show marketing remark (753 chars)

   Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

6. 2026-05-06
   listed $132,500 Active 753-char remark

   Show marketing remark (753 chars)

   Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

7. 2026-05-06
   listed $132,500 Active 753-char remark

   Show marketing remark (753 chars)

   Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

8. 2026-05-04
   historical $132,500 753-char remark

   Show marketing remark (753 chars)

   Charming updated 2-bed, 1-bath bungalow (746 sq ft) built in 1938 with bonus upper-level space for storage or potential bedroom. Recently improved with a new boiler and hot water tank (2025), fresh paint throughout (2025-2026), updated flooring in the primary bedroom, new exterior doors, and a kitchen upgrade with a new garden window and newer appliances. Solid hardwood floors run through key living areas, and Wall side Windows include a transferable lifetime warranty. Sitting on a 0.26-acre Certified Wildlife Habitat, the yard is a gardener's paradise with an above-ground 18 pool included (buyer assumes responsibility). Property also features a gravel driveway, crawl space foundation, and Certificate of Occupancy already obtained. Sold as-is.

9. 1996-11-13
   soldstatus $62,000
10. 1996-10-18
    soldstatus $62,000
11. 1996-09-29
    listed $62,000
12. 1996-08-23
    historical
13. 1996-08-14
    listed $64,900
14. 1993-04-05
    soldstatus $54,700

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,661 · $138/mo
• Expected delta: +$380/yr (+$32/mo · 29.6%)

ⓘ 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 ≥97°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: $13,291
• − Mortgage interest: −$7,422
• − Property taxes: −$1,281
• − Insurance: −$662
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,855
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $712/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): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+143.1% since first listed

15 events — show timeline

• 2026-06-10 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2026-06-10 Sold (MLS) $133,000 REALCOMP
• 2026-06-01 Pending — REALCOMP
• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-05-09 Contingent — MiRealSource-MiMLS
• 2026-05-09 Contingent — REALCOMP
• 2026-05-06 Listed $132,500 MiRealSource-MiMLS
• 2026-05-06 Listed $132,500 REALCOMP
• 2026-05-04 Coming Soon $132,500 MiRealSource-MiMLS
• 1996-11-13 Sold (Public Records) $62,000 Public Records
• 1996-10-18 Sold (MLS) $62,000 REALCOMP
• 1996-09-29 Listed $62,000 REALCOMP
• 1996-08-23 Listing Removed — REALCOMP
• 1996-08-14 Listed $64,900 REALCOMP
• 1993-04-05 Sold (Public Records) $54,700 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,281 · +2.3% YoY. Source: county tax records.