2165 Ackley Ave · Westland, MI 48186

$75,000

2 bd · 1.0 ba · 656 sqft · Condo public records · 9 Days on market

Built 1954 $30/mo HOA · 3% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 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

Investor special with strong cash-flow potential in Westland! Tenant-occupied 2-bedroom ranch offering an excellent opportunity for investors or future owner-occupants planning ahead for fall occupancy. Property is currently occupied and available for possession after August 31, 2026. Estimated rental potential of approximately $950/month. Seller to provide Certificate of Occupancy. Out of respect for the tenant's privacy, please refrain from approaching or disturbing the occupants. Property is not available for traditional showings at this time. Interested buyers must submit an offer accompanied by proof of funds prior to scheduling an in-person viewing. Upon acceptance of the offer, the buyer will be granted access to inspect the property and may withdraw based on the condition or suitability of the property during the inspection/viewing period. Great opportunity for an affordable entry-level investment property with long-term return.

Key facts

• 3,049 sq ft lot
• Built 1954
• Listed 9 days

Property features AI

Finance

• Other: Lot dimensions approximately 28 x 114 (0.07 acre)
• HOA & community: Homeowners association with $30 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof; Unfinished basement
• Exterior features: Porch; Paved road access; Sidewalks

Interior

• Kitchen: Gas water heater
• Bedrooms: 4 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: High-speed internet
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.2% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $519 of loan paydown is wiped out by about $2k 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 + 3.3% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $7,780
• Equity at exit: $11,183

10-year hold

• IRR: 18.8%
• Equity multiple: 2.59×
• Total profit: $33,349
• Equity at exit: $6,485

Cash invested: $21,000 (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 48186

• Rents YoY: 3.3%
• Active inventory: 152
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$393
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$31
• HOA: −$30
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $308

Break-even live

Break-even rent $667

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $350	-5% $329	+0% $308	+5% $287	+10% $265
Rent	-10% $224	-5% $266	+0% $308	+5% $350	+10% $391
Rate	-1.0pp $346	-0.5pp $327	base $308	+0.5pp $289	+1.0pp $269

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,175	$1.79	1d	3	0.29mi
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	45d	1	0.29mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	26d	1	0.81mi
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	26d	1	0.82mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	45d	1	0.86mi
1947 Cottrill Ln Westland, MI	1.0–2.0	1.0	750	$1,220	$1.63	45d	1	1.01mi
35505 E Michigan Ave Unit 6 Wayne, MI	1.0	1.0	620	$675	$1.09	45d	1	1.05mi
35440 Brush St Unit 7 Wayne, MI	1.0	1.0	700	$725	$1.04	26d	1	1.05mi
35700 E Michigan Ave Wayne, MI	2.0	1.0	701	$1,060	$1.51	6d	6	1.07mi
35641 Brush St Unit 35657-6 Wayne, MI	1.0	1.0	700	$750	$1.07	45d	1	1.14mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	4d	5	1.26mi
37140 Orchard Cir Westland, MI	1.0–2.0	1.0–1.5	870	$1,299	$1.49	0d	4	1.35mi

HOA detail condo

• Monthly dues: $30 · $360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-16
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Investor special with strong cash-flow potential in Westland! Tenant-occupied 2-bedroom ranch offering an excellent opportunity for investors or future owner-occupants planning ahead for fall occupancy. Property is currently occupied and available for possession after August 31, 2026. Estimated rental potential of approximately $950/month. Seller to provide Certificate of Occupancy. Out of respect for the tenant's privacy, please refrain from approaching or disturbing the occupants. Property is not available for traditional showings at this time. Interested buyers must submit an offer accompanied by proof of funds prior to scheduling an in-person viewing. Upon acceptance of the offer, the buyer will be granted access to inspect the property and may withdraw based on the condition or suitability of the property during the inspection/viewing period. Great opportunity for an affordable entry-level investment property with long-term return.

2. 2026-05-16
   status Pending 956-char remark

   Show marketing remark (950 chars)

   Investor special with strong cash-flow potential in Westland! Tenant-occupied 2-bedroom ranch offering an excellent opportunity for investors or future owner-occupants planning ahead for fall occupancy. Property is currently occupied and available for possession after August 31, 2026. Estimated rental potential of approximately $950/month. Seller to provide Certificate of Occupancy. Out of respect for the tenant's privacy, please refrain from approaching or disturbing the occupants. Property is not available for traditional showings at this time. Interested buyers must submit an offer accompanied by proof of funds prior to scheduling an in-person viewing. Upon acceptance of the offer, the buyer will be granted access to inspect the property and may withdraw based on the condition or suitability of the property during the inspection/viewing period. Great opportunity for an affordable entry-level investment property with long-term return.

3. 2026-05-12
   status Active 956-char remark
4. 2026-05-11
   historical 956-char remark
5. 2026-05-08
   listed $75,000 Active 950-char remark

   Show marketing remark (950 chars)

   Investor special with strong cash-flow potential in Westland! Tenant-occupied 2-bedroom ranch offering an excellent opportunity for investors or future owner-occupants planning ahead for fall occupancy. Property is currently occupied and available for possession after August 31, 2026. Estimated rental potential of approximately $950/month. Seller to provide Certificate of Occupancy. Out of respect for the tenant's privacy, please refrain from approaching or disturbing the occupants. Property is not available for traditional showings at this time. Interested buyers must submit an offer accompanied by proof of funds prior to scheduling an in-person viewing. Upon acceptance of the offer, the buyer will be granted access to inspect the property and may withdraw based on the condition or suitability of the property during the inspection/viewing period. Great opportunity for an affordable entry-level investment property with long-term return.

6. 2026-05-08
   listed $75,000 Active 956-char remark

   Show marketing remark (950 chars)

   Investor special with strong cash-flow potential in Westland! Tenant-occupied 2-bedroom ranch offering an excellent opportunity for investors or future owner-occupants planning ahead for fall occupancy. Property is currently occupied and available for possession after August 31, 2026. Estimated rental potential of approximately $950/month. Seller to provide Certificate of Occupancy. Out of respect for the tenant's privacy, please refrain from approaching or disturbing the occupants. Property is not available for traditional showings at this time. Interested buyers must submit an offer accompanied by proof of funds prior to scheduling an in-person viewing. Upon acceptance of the offer, the buyer will be granted access to inspect the property and may withdraw based on the condition or suitability of the property during the inspection/viewing period. Great opportunity for an affordable entry-level investment property with long-term return.

7. 2026-05-06
   historical $75,000 950-char remark

   Show marketing remark (950 chars)

   Investor special with strong cash-flow potential in Westland! Tenant-occupied 2-bedroom ranch offering an excellent opportunity for investors or future owner-occupants planning ahead for fall occupancy. Property is currently occupied and available for possession after August 31, 2026. Estimated rental potential of approximately $950/month. Seller to provide Certificate of Occupancy. Out of respect for the tenant's privacy, please refrain from approaching or disturbing the occupants. Property is not available for traditional showings at this time. Interested buyers must submit an offer accompanied by proof of funds prior to scheduling an in-person viewing. Upon acceptance of the offer, the buyer will be granted access to inspect the property and may withdraw based on the condition or suitability of the property during the inspection/viewing period. Great opportunity for an affordable entry-level investment property with long-term return.

8. 2006-03-16
   historical
9. 2005-08-30
   listed $59,900
10. 2004-09-19
    historical
11. 2004-09-19
    historical
12. 2004-06-29
    listed $74,900
13. 2004-06-21
    listed $74,900

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$143/yr (+$12/mo · 16.5%)

ⓘ 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 · 14 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: $12,682
• − Mortgage interest: −$4,201
• − Property taxes: −$869
• − Insurance: −$375
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − HOA: −$360
• − Depreciation: −$2,182
• Taxable income: $2,666
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,056/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

+0.1% since first listed

15 events — show timeline

• 2026-05-26 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2026-05-26 Sold (MLS) $75,000 REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-05-12 Relisted — REALCOMP
• 2026-05-11 Listing Removed — REALCOMP
• 2026-05-08 Listed $75,000 MiRealSource-MiMLS
• 2026-05-08 Listed $75,000 REALCOMP
• 2026-05-06 Coming Soon $75,000 MiRealSource-MiMLS
• 2006-03-16 Listing Removed — REALCOMP
• 2005-08-30 Listed $59,900 REALCOMP
• 2004-09-19 Listing Removed — REALCOMP
• 2004-09-19 Listing Removed — REALCOMP
• 2004-06-29 Listed $74,900 REALCOMP
• 2004-06-21 Listed $74,900 REALCOMP

Property tax history

+1.7%/yr

Latest (2025): $869 · +2.3% YoY. Source: county tax records.