7806 Manor Cir #203

Westland, MI 48185

$121,000C-

2 bd · 1.0 ba · 918 sqft · Built 1984 · SingleFamily · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,394/mo
• Mortgage (P&I): −$635
• Tax + insurance: −$109
• HOA: −$250
• Vac / Maint / Mgmt: −$293
• Net cashflow: $108/mo
• Annual: $1,292/yr
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• 1% rule: 1.15%
• Cash to close: $33,880

Investor read

• This is a 2-bed/1.0-bath single-family listed at $121k.
• 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).
• It's been on market 26 days — a 2% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $119k (1.5% below list) — sets the bar for market timing.
• 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.
• 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).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.