7806 Manor Cir #203 · Westland, MI 48185

$121,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 26 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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.7/10.0
• 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

Unit #203 is a cozy ranch-style upper-level condo offering 2 bedrooms, 1 full bath, a spacious primary bedroom closet, and a convenient laundry room. This private unit faces the beautiful Holiday Park Nature Reserve, offering peaceful wooded views and added privacy. Exceptionally clean and move-in ready, this condo features a variety of hardwood flooring throughout. The living room, dining area, and kitchen flow seamlessly together, creating a bright, open feel perfect for everyday living and entertaining. Step out onto the private balcony off the living room and enjoy relaxing views of the woods - the perfect spot for morning coffee or unwinding at the end of the day. The HOA replaced the roof in 2024 - see included documents for details. The Certificate of Occupancy process is currently in motion. Enter through the front entry door facing the woods for a serene and welcoming setting. Conveniently located close to shopping, restaurants, parks, and major freeways. Looking for a ground-level ranch unit? Unit #103 directly below is also available for sale - MLS #20261037559.

Key facts

• Hardwood flooring
• Private balcony
• Laundry room

Tags

• PRIVATE BALCONY
• HARDWOOD FLOORING
• LAUNDRY ROOM
• WOODED VIEWS

Property features AI

Finance

• Other: Directions: Off Warren Rd turn on Central City Parkway; north side first entrance, turn left into complex. Follow to last building, turn left in front and go to the west side of the building. Parking lot — enter building on the north side where woods are.
• HOA & community: Homeowners association with monthly fee of $350; HOA covers grounds maintenance, structure maintenance, snow removal, trash, and water; Community sidewalks; Maintenance of grounds provided

Exterior

• Parking: Covered parking; Parking lot; Assigned parking; Carport; No garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available; Underground utilities
• Home design: Condominium; One level; Upper-level entry
• Construction: Aluminum siding and brick exterior; Asphalt roof; Slab foundation; Built with residential condominium design
• Exterior features: Balcony; Exterior lighting; Wooded setting; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Upper-level entry with steps
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Microwave; Free-standing electric range; Free-standing refrigerator; Gas water heater; Intercom; Carbon monoxide and smoke detectors
• 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 $121k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $119k (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.
• Market conditions: Rents flat; 166 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 $837 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 26 days — a 2% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $50k; list at $121k implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $119,185 (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: 1.15% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 7.2

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-16,490
• Equity at exit: $18,041

10-year hold

• IRR: -11.6%
• Equity multiple: 0.41×
• Total profit: $-20,014
• Equity at exit: $10,462

Cash invested: $33,880 (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: 166
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$635
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$50
• HOA: −$250
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $108

Break-even live

Break-even rent $1,257

Max offer price $121,000

Occupancy floor 87%

Sensitivity live

Price	-10% $176	-5% $142	+0% $108	+5% $73	+10% $39
Rent	-10% $-2	-5% $53	+0% $108	+5% $163	+10% $218
Rate	-1.0pp $169	-0.5pp $138	base $108	+0.5pp $76	+1.0pp $44

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: $30,250
• Closing costs: $3,630
• 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	25d	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	60	0.68mi
8300 Woodcrest Dr Westland, MI	1.0–2.0	1.0	900	$1,285	$1.43	6d	10	0.69mi
37670 Dale Dr Westland, MI	1.0–2.0	1.0–1.5	760	$1,460	$1.92	0d	9	0.72mi
8181 N Wayne Rd Westland, MI	1.0–2.0	1.0	900	$1,199	$1.33	0d	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	6d	5	0.92mi
6737 N Wayne Rd Westland, MI	1.0–2.0	1.0–1.5	850	$1,375	$1.62	5d	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	18d	1	1.32mi
36665 Angeline Cir Livonia, MI	3.0	1.5	1007	$2,095	$2.08	25d	1	1.34mi
37828 Arbor Woods Dr Livonia, MI	2.0	1.0	1100	$1,485	$1.35	6d	2	1.43mi
5800 N Christine Westland, MI	1.0–2.0	1.0	910	$1,445	$1.59	0d	7	1.48mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 17 events

1. 2026-06-21
   days on market $121,000 Active 26 DOM
2. 2026-06-18
   days on market $121,000 Active 23 DOM
3. 2026-06-17
   days on market $121,000 Active 22 DOM
4. 2026-06-16
   days on market $121,000 Active 21 DOM
5. 2026-06-15
   days on market $121,000 Active 20 DOM
6. 2026-06-13
   days on market $121,000 Active 18 DOM
7. 2026-06-09
   days on market $121,000 Active 14 DOM
8. 2026-06-08
   days on market $121,000 Active 13 DOM
9. 2026-06-07
   days on market $121,000 Active 12 DOM
10. 2026-06-04
    days on market $121,000 Active 9 DOM
11. 2026-06-03
    days on market $121,000 Active 8 DOM
12. 2026-06-02
    days on market $121,000 Active 7 DOM
13. 2026-06-01
    days on market $121,000 Active 6 DOM
14. 2026-05-31
    days on market $121,000 Active 5 DOM
15. 2026-05-26
    listed $121,000 Active

    Show marketing remark (1095 chars)

    Unit #203 is a cozy ranch-style upper-level condo offering 2 bedrooms, 1 full bath, a spacious primary bedroom closet, and a convenient laundry room. This private unit faces the beautiful Holiday Park Nature Reserve, offering peaceful wooded views and added privacy. Exceptionally clean and move-in ready, this condo features a variety of hardwood flooring throughout. The living room, dining area, and kitchen flow seamlessly together, creating a bright, open feel perfect for everyday living and entertaining. Step out onto the private balcony off the living room and enjoy relaxing views of the woods - the perfect spot for morning coffee or unwinding at the end of the day. The HOA replaced the roof in 2024 - see included documents for details. The Certificate of Occupancy process is currently in motion. Enter through the front entry door facing the woods for a serene and welcoming setting. Conveniently located close to shopping, restaurants, parks, and major freeways. Looking for a ground-level ranch unit? Unit #103 directly below is also available for sale - MLS #20261037559.

16. 2026-05-26
    listed $121,000 Active 1095-char remark

    Show marketing remark (1095 chars)

    Unit #203 is a cozy ranch-style upper-level condo offering 2 bedrooms, 1 full bath, a spacious primary bedroom closet, and a convenient laundry room. This private unit faces the beautiful Holiday Park Nature Reserve, offering peaceful wooded views and added privacy. Exceptionally clean and move-in ready, this condo features a variety of hardwood flooring throughout. The living room, dining area, and kitchen flow seamlessly together, creating a bright, open feel perfect for everyday living and entertaining. Step out onto the private balcony off the living room and enjoy relaxing views of the woods - the perfect spot for morning coffee or unwinding at the end of the day. The HOA replaced the roof in 2024 - see included documents for details. The Certificate of Occupancy process is currently in motion. Enter through the front entry door facing the woods for a serene and welcoming setting. Conveniently located close to shopping, restaurants, parks, and major freeways. Looking for a ground-level ranch unit? Unit #103 directly below is also available for sale - MLS #20261037559.

17. 1992-11-16
    soldstatus $50,200

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$581/yr (+$48/mo · 82.9%)

ⓘ 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: −$6,778
• − Property taxes: −$701
• − Insurance: −$605
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$3,000
• − Depreciation: −$3,520
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,426/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

+141.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $121,000 REALCOMP
• 2026-05-26 Listed $121,000 MiRealSource-MiMLS
• 1992-11-16 Sold (Public Records) $50,200 Public Records

Property tax history

+1.6%/yr

Latest (2025): $701 · -14.1% YoY. Source: county tax records.