7806 Manor Cir #103 · Westland, MI 48185

$118,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 17 Days on market

Built 1984 $250/mo HOA · 18% 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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.8/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manor Circle, Unit #103 is a cozy ranch-style ground-level condo offering 2 bedrooms, 1 full bath, and a spacious primary bedroom closet and laundry room. This private unit faces the beautiful Holiday Park Nature Reserve, providing peaceful views and added privacy. The entire condo has been freshly painted and is exceptionally clean and move-in ready. The living room, dining area, and kitchen flow seamlessly together, creating a bright and open feel that is perfect for everyday living and entertaining. The HOA replaced the roof in 2024 - see included documents for details. The Certificate of Occupancy from Westland has been completed and is included in the disclosures for added peace of mind. Enter the condo through the entry door located in front of the woods for a serene and welcoming setting. Conveniently located close to shopping, restaurants, parks, and major freeways, this home offers both comfort and convenience in a desirable location. If you are looking for an upper-level ranch unit, Unit #203 directly above is also available for sale - MLS #20261037581.

Key facts

• Ground level condo
• Freshly painted
• Move in ready

Tags

• GROUND LEVEL CONDO
• FRESHLY PAINTED
• MOVE IN READY
• ENTRY DOOR IN FRONT OF WOODS

Property features AI

Finance

• Other: Subdivision: WAYNE COUNTY CONDO SUB PLAN 191
• HOA & community: Homeowners association with monthly fee; Association fee $350 monthly; HOA provides grounds maintenance; Community sidewalks

Exterior

• Parking: Covered parking; Parking lot; Assigned parking; Carport; No garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Circuit breakers for electric; Cable available; Underground utilities
• Home design: Condominium; Residential property; One level; Ground-level entry
• Construction: Aluminum siding and brick exterior; Asphalt roof; Slab foundation; Built with conventional construction materials
• Exterior features: Private entrance; Outdoor lighting; Covered patio; Wooded lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave; Gas water heater
• Bathrooms: 1 full bathroom
• Interior features: Entrance foyer; High-speed internet; Smart thermostat; Intercom
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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+.
• Livonia Public Schools School District (urban): math 46% / reading 59% proficiency, ranked #77 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webster Elementary School (math 98% / reading 98%, grade A+, #2 of 1,397 statewide, top 0%, 282 students, 10% FRL); Frost Middle School (math 43% / reading 58%, grade C, #110 of 493 statewide, top 23%, 626 students, 40% FRL); Churchill High School (math 53% / reading 67%, grade C+, #73 of 713 statewide, top 11%, 1,241 students, 35% FRL).
• Zoned-school proficiency averages 69% at this address vs 52% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Livonia Public Schools School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 163 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $816 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 17 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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.
• Current owner paid $23k; list at $118k implies a 413% gain — meaningful room to come down on a strong offer.

Recommended offer $116,230 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.18% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-15,729
• Equity at exit: $17,594

10-year hold

• IRR: -11.3%
• Equity multiple: 0.43×
• Total profit: $-18,969
• Equity at exit: $10,202

Cash invested: $33,040 (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: 163
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$619
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$49
• HOA: −$250
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $112

Break-even live

Break-even rent $1,252

Max offer price $118,000

Occupancy floor 87%

Sensitivity live

Price	-10% $179	-5% $145	+0% $112	+5% $78	+10% $45
Rent	-10% $2	-5% $57	+0% $112	+5% $167	+10% $222
Rate	-1.0pp $171	-0.5pp $142	base $112	+0.5pp $81	+1.0pp $50

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7640 Woodview St #1 Westland, MI	2.0	2.0	1037	$1,385	$1.34	26d	1	0.08mi
7344 Drew Cir Westland, MI	2.0	1.0	900	$1,365	$1.52	0d	8	0.29mi
7500 N Newburgh Rd Westland, MI	1.0–2.0	1.0–2.0	843	$1,868	$2.21	0d	7	0.47mi
37410 Fountain Park Cir Westland, MI	1.0–2.0	1.0–2.0	932	$1,755	$1.88	0d	14	0.58mi
7000 Lakeview Blvd Westland, MI	1.0–2.0	1.0	752	$1,299	$1.73	0d	59	0.68mi
8300 Woodcrest Dr Westland, MI	1.0–2.0	1.0	900	$1,285	$1.43	7d	10	0.69mi
37670 Dale Dr Westland, MI	1.0–2.0	1.0–1.5	760	$1,460	$1.92	1d	9	0.72mi
8181 N Wayne Rd Westland, MI	1.0–2.0	1.0	900	$1,199	$1.33	1d	1	0.72mi
6930 Yale St Unit 5 Westland, MI	1.0	1.0	600	$950	$1.58	18d	1	0.76mi
6501 Yale St Westland, MI	1.0–2.0	1.0	746	$1,129	$1.51	7d	5	0.92mi
6737 N Wayne Rd Westland, MI	1.0–2.0	1.0–1.5	850	$1,375	$1.62	6d	6	0.93mi
37830 Westwood Cir Westland, MI	2.0	1.0	925	$1,400	$1.51	0d	5	0.93mi
6200 N Wayne Rd Westland, MI	2.0	1.0	748	$1,200	$1.60	45d	1	1.32mi
34601 Elmwood St Westland, MI	1.0	1.0	573	$1,348	$2.35	19d	1	1.32mi
36665 Angeline Cir Livonia, MI	3.0	1.5	1007	$2,095	$2.08	26d	1	1.34mi
37828 Arbor Woods Dr Livonia, MI	2.0	1.0	1100	$1,485	$1.35	7d	2	1.43mi
5800 N Christine Westland, MI	1.0–2.0	1.0	910	$1,445	$1.59	1d	7	1.48mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $118,000 Pending 17 DOM
2. 2026-06-09
   days on market $118,000 Active 14 DOM
3. 2026-06-08
   days on market $118,000 Active 13 DOM
4. 2026-06-07
   days on market $118,000 Active 12 DOM
5. 2026-06-04
   days on market $118,000 Active 9 DOM
6. 2026-06-03
   days on market $118,000 Active 8 DOM
7. 2026-06-02
   days on market $118,000 Active 7 DOM
8. 2026-06-01
   days on market $118,000 Active 6 DOM
9. 2026-05-31
   days on market $118,000 Active 5 DOM
10. 2026-05-26
    listed $118,000 Active

    Show marketing remark (1083 chars)

    Manor Circle, Unit #103 is a cozy ranch-style ground-level condo offering 2 bedrooms, 1 full bath, and a spacious primary bedroom closet and laundry room. This private unit faces the beautiful Holiday Park Nature Reserve, providing peaceful views and added privacy. The entire condo has been freshly painted and is exceptionally clean and move-in ready. The living room, dining area, and kitchen flow seamlessly together, creating a bright and open feel that is perfect for everyday living and entertaining. The HOA replaced the roof in 2024 - see included documents for details. The Certificate of Occupancy from Westland has been completed and is included in the disclosures for added peace of mind. Enter the condo through the entry door located in front of the woods for a serene and welcoming setting. Conveniently located close to shopping, restaurants, parks, and major freeways, this home offers both comfort and convenience in a desirable location. If you are looking for an upper-level ranch unit, Unit #203 directly above is also available for sale - MLS #20261037581.

11. 2026-05-26
    listed $118,000 Active 1083-char remark

    Show marketing remark (1083 chars)

    Manor Circle, Unit #103 is a cozy ranch-style ground-level condo offering 2 bedrooms, 1 full bath, and a spacious primary bedroom closet and laundry room. This private unit faces the beautiful Holiday Park Nature Reserve, providing peaceful views and added privacy. The entire condo has been freshly painted and is exceptionally clean and move-in ready. The living room, dining area, and kitchen flow seamlessly together, creating a bright and open feel that is perfect for everyday living and entertaining. The HOA replaced the roof in 2024 - see included documents for details. The Certificate of Occupancy from Westland has been completed and is included in the disclosures for added peace of mind. Enter the condo through the entry door located in front of the woods for a serene and welcoming setting. Conveniently located close to shopping, restaurants, parks, and major freeways, this home offers both comfort and convenience in a desirable location. If you are looking for an upper-level ranch unit, Unit #203 directly above is also available for sale - MLS #20261037581.

12. 2012-10-10
    soldstatus $23,000
13. 2002-05-22
    soldstatus $87,900
14. 1997-07-30
    soldstatus $59,900
15. 1997-06-02
    listed $60,900

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$481/yr (+$40/mo · 56.3%)

ⓘ 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 2/10 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: $16,725
• − Mortgage interest: −$6,610
• − Property taxes: −$855
• − Insurance: −$590
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$3,000
• − Depreciation: −$3,433
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,447/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: Livonia Public Schools School District
• NCES district ID: 2621840
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,268
• Composite: 46.27/100
• National rank: #2480
• State rank: #77 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

+93.8% since first listed

6 events — show timeline

• 2026-05-26 Listed $118,000 REALCOMP
• 2026-05-26 Listed $118,000 MiRealSource-MiMLS
• 2012-10-10 Sold (Public Records) $23,000 Public Records
• 2002-05-22 Sold (Public Records) $87,900 Public Records
• 1997-07-30 Sold (MLS) $59,900 REALCOMP
• 1997-06-02 Listed $60,900 REALCOMP

Property tax history

+0.3%/yr

Latest (2025): $855 · -23.4% YoY. Source: county tax records.