7063 Sargent St · Romulus, MI 48174

$129,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 369 Days on market

Built 1999 6,970 sqft lot

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

Key facts

• 6,970 sq ft lot
• Built 1999
• Listed 369 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.2% in Romulus — 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 60/100 on livability (#593 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, schools F, crime F.
• Romulus Community Schools (suburban): math 9% / reading 21% proficiency, ranked #498 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 215 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $892 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 369 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y ago; this cycle's ask has dropped $60k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $129k implies a 545% gain — meaningful room to come down on a strong offer.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,534
• Equity at exit: $19,234

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $12,886
• Equity at exit: $11,154

Cash invested: $36,120 (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 48174

• Active inventory: 215
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$676
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $225

Break-even live

Break-even rent $1,138

Max offer price $129,000

Occupancy floor 79%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7080 Niagara St Unit CC031 Romulus, MI	2.0	1.0	900	$1,245	$1.38	24d	1	0.81mi
7080 Niagara St Unit CC091 Romulus, MI	2.0	1.0	900	$1,175	$1.31	13d	1	0.81mi
7080 Niagara St Unit CC113 Romulus, MI	2.0	1.0	900	$1,195	$1.33	13d	1	0.81mi
7080 Niagara St Romulus, MI	1.0–2.0	1.0	850	$1,295	$1.52	2d	14	0.81mi
34510 Van Born Rd Wayne, MI	2.0	1.0	990	$1,325	$1.34	15d	1	1.07mi
5901 Washington St Romulus, MI	4.0	2.5	1584	$2,200	$1.39	44d	1	1.13mi
35390 Van Born Rd #103 Wayne, MI	2.0	1.0	925	$1,100	$1.19	44d	1	1.25mi
4924 Howe Rd Wayne, MI	3.0	1.0	1022	$1,300	$1.27	17d	1	1.34mi

Listing history 50 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2026-03-22
   status Pending 103-char remark

   Show marketing remark (103 chars)

   Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

4. 2026-03-22
   status Pending

   Show marketing remark (103 chars)

   Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

5. 2026-01-21
   price $129,000 103-char remark

   Show marketing remark (103 chars)

   Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

6. 2026-01-20
   price $129,000
7. 2025-09-29
   price $139,000 103-char remark

   Show marketing remark (103 chars)

   Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

8. 2025-09-29
   price $139,000

   Show marketing remark (103 chars)

   Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

9. 2025-08-20
   price $149,000 103-char remark

   Show marketing remark (103 chars)

   Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

10. 2025-08-19
    price $149,000
11. 2025-04-22
    status Active
12. 2025-04-09
    historical
13. 2025-04-07
    price $159,000 103-char remark

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

14. 2025-04-07
    price $159,000

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

15. 2025-03-17
    price $179,000 103-char remark

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

16. 2025-03-17
    price $179,000

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

17. 2025-03-07
    listed $189,000 Active 103-char remark

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

18. 2025-03-07
    listed $189,000 Active

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

19. 2025-03-05
    historical $189,000 103-char remark

    Show marketing remark (103 chars)

    Freshly painted and move-in ready. Three bedrooms with 2 full bathrooms. New carpet was just installed.

20. 2022-06-30
    historical
21. 2022-05-24
    status Pending
22. 2022-05-24
    status Pending
23. 2022-05-23
    historical
24. 2022-05-10
    price $129,000
25. 2022-05-10
    price $129,000
26. 2022-05-06
    listed $126,000 Active
27. 2022-05-06
    listed $126,000 Active
28. 2021-09-22
    historical
29. 2021-03-03
    status Pending
30. 2021-03-03
    status Pending
31. 2021-03-02
    historical
32. 2021-02-10
    price $109,000
33. 2021-02-10
    price $109,000
34. 2021-01-08
    listed $119,000 Active
35. 2021-01-08
    listed $119,000 Active
36. 2019-11-18
    historical
37. 2019-10-15
    historical
38. 2019-08-20
    price $84,000
39. 2019-08-20
    price $84,000
40. 2019-05-17
    listed $89,000 Active
41. 2019-05-17
    listed $89,000 Active
42. 2011-04-21
    soldstatus $20,000
43. 2011-04-21
    soldstatus $20,000
44. 2011-04-16
    historical
45. 2011-03-23
    listed $27,900
46. 2011-03-23
    listed $27,900
47. 2001-11-01
    soldstatus $96,000
48. 2001-10-27
    historical
49. 2001-06-27
    listed $97,900
50. 2001-06-27
    listed $97,900

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $17,072
• − Mortgage interest: −$7,226
• − Property taxes: −$2,021
• − Insurance: −$645
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,753
• Taxable income: $695
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,536/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: Romulus Community Schools
• NCES district ID: 2630120
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $44,165
• Composite: 13.17/100
• National rank: #9556
• State rank: #498 of 540 in MI

Livability — Romulus

• Score: 60/100
• State rank: #593
• US rank: #19387

Category grades

Amenities F Commute D+ Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Romulus, MI
• County: Wayne County · 1,562,939 people
• City population: 32,211
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,211
• Household income: $67,056
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 755.0

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 0.59)
• Race & ethnicity: White 52% Black 37% Two or more races 8% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -171.93%
• Current HPI: 207.8345
• Rent YoY: —
• 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

+31.8% since first listed

50 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-22 Pending — MiRealSource-MiMLS
• 2026-03-22 Pending — REALCOMP
• 2026-01-21 Price Changed $129,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $129,000 REALCOMP
• 2025-09-29 Price Changed $139,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $139,000 REALCOMP
• 2025-08-20 Price Changed $149,000 MiRealSource-MiMLS
• 2025-08-19 Price Changed $149,000 REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-04-07 Price Changed $159,000 MiRealSource-MiMLS
• 2025-04-07 Price Changed $159,000 REALCOMP
• 2025-03-17 Price Changed $179,000 MiRealSource-MiMLS
• 2025-03-17 Price Changed $179,000 REALCOMP
• 2025-03-07 Listed $189,000 MiRealSource-MiMLS
• 2025-03-07 Listed $189,000 REALCOMP
• 2025-03-05 Coming Soon $189,000 MiRealSource-MiMLS
• 2022-06-30 Listing Removed — REALCOMP
• 2022-05-24 Pending — MiRealSource-MiMLS
• 2022-05-24 Pending — REALCOMP
• 2022-05-23 Listing Removed — MiRealSource-MiMLS
• 2022-05-10 Price Changed $129,000 MiRealSource-MiMLS
• 2022-05-10 Price Changed $129,000 REALCOMP
• 2022-05-06 Listed $126,000 MiRealSource-MiMLS
• 2022-05-06 Listed $126,000 REALCOMP
• 2021-09-22 Listing Removed — REALCOMP
• 2021-03-03 Pending — MiRealSource-MiMLS
• 2021-03-03 Pending — REALCOMP
• 2021-03-02 Listing Removed — MiRealSource-MiMLS
• 2021-02-10 Price Changed $109,000 MiRealSource-MiMLS
• 2021-02-10 Price Changed $109,000 REALCOMP
• 2021-01-08 Listed $119,000 MiRealSource-MiMLS
• 2021-01-08 Listed $119,000 REALCOMP
• 2019-11-18 Listing Removed — MiRealSource-MiMLS
• 2019-10-15 Listing Removed — REALCOMP
• 2019-08-20 Price Changed $84,000 MiRealSource-MiMLS
• 2019-08-20 Price Changed $84,000 REALCOMP
• 2019-05-17 Listed $89,000 MiRealSource-MiMLS
• 2019-05-17 Listed $89,000 REALCOMP
• 2011-04-21 Sold (MLS) $20,000 REALCOMP
• 2011-04-21 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2011-04-16 Listing Removed — MiRealSource-MiMLS
• 2011-03-23 Listed $27,900 REALCOMP
• 2011-03-23 Listed $27,900 MiRealSource-MiMLS
• 2001-11-01 Sold (Public Records) $96,000 Public Records
• 2001-10-27 Listing Removed — MiRealSource-MiMLS
• 2001-06-27 Listed $97,900 REALCOMP
• 2001-06-27 Listed $97,900 MiRealSource-MiMLS

Property tax history

+1.5%/yr

Latest (2025): $2,021 · -15.0% YoY. Source: county tax records.