11627 Berwyn · Livonia, MI 48239

$165,900

5 bd · 1.0 ba · 1,414 sqft · SingleFamily public records · 179 Days on market

Built 1941 7,405 sqft lot $117/sqft · 12% below area Est $191k · 13% under

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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
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

Key facts

• Office
• Fenced yard
• Entertainment space

Tags

• FENCED YARD
• RECENTLY BUILT GARAGE
• CLEAN CRAWL SPACE
• ENTERTAINMENT SPACE
• OFFICE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.9% in Livonia — 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 (#116 in MI, #2,784 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, health & safety D, commute F.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.2% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 22y ago; this cycle's ask is 7113% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $131k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.39% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $191,038
• List price: $165,900
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12039 Rockland	0.21mi	4/1.5 (-1)	1,246 (-12%)	4mo	$70,000	$56	60
11311 Tecumseh	0.44mi	4/2.0 (-1)	1,341 (-5%)	4mo	$117,500	$88	58
9950 Tecumseh	0.47mi	4/2.0 (-1)	1,420 (+0%)	14mo	$185,900	$131	56
9909 Beech Daly Rd	0.40mi	4/2.0 (-1)	1,501 (+6%)	21mo	$222,000	$148	45
9544 Nathaline Ave	0.64mi	4/1.5 (-1)	1,302 (-8%)	7mo	$199,900	$154	44
9663 Columbia	0.62mi	4/2.0 (-1)	1,213 (-14%)	10mo	$164,500	$136	30
9361 Kinloch	0.61mi	4/2.5 (-1)	1,623 (+15%)	21mo	$255,000	$157	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $22,781
• Equity at exit: $24,736

10-year hold

• IRR: 21.4%
• Equity multiple: 2.84×
• Total profit: $85,362
• Equity at exit: $14,344

Cash invested: $46,452 (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 48239

• Rents YoY: 3.2%
• Active inventory: 192
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $771

Break-even live

Break-even rent $1,326

Max offer price $165,900

Occupancy floor 62%

Sensitivity live

Price	-10% $865	-5% $818	+0% $771	+5% $724	+10% $677
Rent	-10% $589	-5% $680	+0% $771	+5% $862	+10% $953
Rate	-1.0pp $855	-0.5pp $813	base $771	+0.5pp $728	+1.0pp $684

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	0.98mi

Listing history 50 events

1. 2026-06-13
   status $165,900 Pending 179 DOM
2. 2026-06-09
   days on market $165,900 Active 179 DOM
3. 2026-06-08
   days on market $165,900 Active 178 DOM
4. 2026-06-07
   days on market $165,900 Active 177 DOM
5. 2026-06-04
   days on market $165,900 Active 174 DOM
6. 2026-06-03
   days on market $165,900 Active 173 DOM
7. 2026-06-02
   days on market $165,900 Active 172 DOM
8. 2026-06-01
   days on market $165,900 Active 171 DOM
9. 2026-05-31
   days on market $165,900 Active 170 DOM
10. 2026-04-16
    listed $2,300
11. 2026-04-14
    price $165,900 500-char remark

    Show marketing remark (500 chars)

    Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

12. 2026-04-13
    price $165,900 500-char remark

    Show marketing remark (500 chars)

    Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

13. 2026-02-23
    price $184,900 500-char remark

    Show marketing remark (500 chars)

    Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

14. 2026-02-22
    price $184,900 500-char remark

    Show marketing remark (500 chars)

    Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

15. 2025-12-12
    listed $194,900 Active 500-char remark

    Show marketing remark (500 chars)

    Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

16. 2025-12-12
    listed $194,900 Active 500-char remark

    Show marketing remark (500 chars)

    Unique 5 bedroom, 2 full bath, Cape Cod, with full bath on both levels. Spacious fenced yard and recently built 2 car garage with electric. Clean and dry crawl space with convenient interior access. 5th bedroom could also be perfect as additional entertainment space or office. Agent/Buyer to verify all data, information and measurements. Showings by appointment only, please do not approach property without permission from listing office. Showings will be scheduled for pre-approved buyers only!!!

17. 2021-11-17
    soldstatus $131,000 Sold
18. 2021-11-17
    soldstatus $131,000 Closed
19. 2021-09-26
    status Pending
20. 2021-09-26
    status Pending
21. 2021-09-21
    historical Accepting Backup Offers
22. 2021-09-21
    historical Accepting Backup Offers
23. 2021-09-15
    status Active
24. 2021-09-15
    status Active
25. 2021-09-07
    status Pending
26. 2021-09-07
    status Pending
27. 2021-08-27
    listed $124,900 Active
28. 2021-08-27
    listed $124,900 Active
29. 2014-10-24
    historical
30. 2014-10-14
    listed $850
31. 2014-09-01
    historical
32. 2014-08-26
    listed $850
33. 2012-01-09
    soldstatus $19,000
34. 2012-01-09
    soldstatus $19,000
35. 2012-01-04
    historical
36. 2012-01-04
    historical
37. 2011-11-16
    listed $23,900
38. 2011-11-16
    listed $23,900
39. 2011-11-16
    historical
40. 2011-11-16
    historical
41. 2011-08-08
    listed $23,900
42. 2011-08-08
    listed $23,900
43. 2006-07-28
    historical
44. 2006-02-05
    listed $100,000
45. 2005-06-17
    historical
46. 2005-03-19
    listed $119,000
47. 2005-03-16
    historical
48. 2004-10-27
    soldstatus $77,600
49. 2004-10-11
    listed $114,900
50. 2004-08-05
    soldstatus $77,600

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$628/yr (+$52/mo · 48.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,623
• − Mortgage interest: −$9,293
• − Property taxes: −$1,300
• − Insurance: −$830
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$4,826
• Taxable income: $6,955
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $7,584/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 of 540 in MI

Livability — Livonia

• Score: 77/100
• State rank: #116
• US rank: #2784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 56,806
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

-96.8% since first listed

42 events — show timeline

• 2026-04-16 Listed for Rent $2,300 REALSOURCE
• 2026-04-14 Price Changed $165,900 MiRealSource-MiMLS
• 2026-04-13 Price Changed $165,900 REALCOMP
• 2026-02-23 Price Changed $184,900 MiRealSource-MiMLS
• 2026-02-22 Price Changed $184,900 REALCOMP
• 2025-12-12 Listed $194,900 REALCOMP
• 2025-12-12 Listed $194,900 MiRealSource-MiMLS
• 2021-11-17 Sold (MLS) $131,000 MiRealSource-MiMLS
• 2021-11-17 Sold (MLS) $131,000 REALCOMP
• 2021-09-26 Pending — MiRealSource-MiMLS
• 2021-09-26 Pending — REALCOMP
• 2021-09-21 Contingent — MiRealSource-MiMLS
• 2021-09-21 Contingent — REALCOMP
• 2021-09-15 Relisted — MiRealSource-MiMLS
• 2021-09-15 Relisted — REALCOMP
• 2021-09-07 Pending — MiRealSource-MiMLS
• 2021-09-07 Pending — REALCOMP
• 2021-08-27 Listed $124,900 MiRealSource-MiMLS
• 2021-08-27 Listed $124,900 REALCOMP
• 2014-10-24 Listing Removed — MiRealSource-MiMLS
• 2014-10-14 Listed $850 MiRealSource-MiMLS
• 2014-09-01 Listing Removed — MiRealSource-MiMLS
• 2014-08-26 Listed $850 MiRealSource-MiMLS
• 2012-01-09 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2012-01-09 Sold (MLS) $19,000 REALCOMP
• 2012-01-04 Listing Removed — MiRealSource-MiMLS
• 2012-01-04 Listing Removed — REALCOMP
• 2011-11-16 Listing Removed — REALCOMP
• 2011-11-16 Listing Removed — MiRealSource-MiMLS
• 2011-11-16 Listed $23,900 MiRealSource-MiMLS
• 2011-11-16 Listed $23,900 REALCOMP
• 2011-08-08 Listed $23,900 REALCOMP
• 2011-08-08 Listed $23,900 MiRealSource-MiMLS
• 2006-07-28 Listing Removed — REALCOMP
• 2006-02-05 Listed $100,000 REALCOMP
• 2005-06-17 Listing Removed — REALCOMP
• 2005-03-19 Listed $119,000 REALCOMP
• 2005-03-16 Listing Removed — REALCOMP
• 2004-10-27 Sold (Public Records) $77,600 Public Records
• 2004-10-11 Listed $114,900 REALCOMP
• 2004-08-05 Sold (MLS) $77,600 REALCOMP
• 2004-06-27 Listed $72,900 REALCOMP

Property tax history

-2.6%/yr

Latest (2025): $1,300 · -65.0% YoY. Source: county tax records.