11465 Leverne Rd · Livonia, MI 48239

$189,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 58 Days on market

Built 1952 0.26 ac lot $155/sqft · 31% above area Est $204k · 7% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.6/15.0
• Cash flow +8.7/30.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST HIT THE MARKET! This beautiful well-kept ranch in the heart of South Redford Township is now available for purchase. The home features 3 bedrooms, 2 full bathrooms, a fenced backyard and a detached garage. In addition, the property has had updates including: the replacement of the furnace (2020), roof replacement (2019) and replacing the water heater (2018). The updates reassure the now homeowner that these remedies have taken place and should not be experiencing issues in the foreseeable future. Perfect for a first-time homebuyer or an investor to add a solid property to their portfolio. Schedule your showing today, will not last! Subject to probate court approval.

Key facts

• Roof replacement
• Fenced backyard
• 0.26 acre lot

Tags

• FENCED BACKYARD
• REPLACEMENT OF THE FURNACE
• ROOF REPLACEMENT
• REPLACING THE WATER HEATER

Property features AI

Finance

• Other: Lot approximately 0.26 acres (93.48 x 100.02); No pool
• HOA & community: Sidewalks in the community; Pets allowed

Exterior

• Parking: Detached 1-car garage; Paved road access
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry
• Construction: Aluminum siding and brick exterior; Asphalt roof; Built-in basement
• Exterior features: Outdoor lighting; Deck and porch; Backyard fencing (fenced)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Fireplace in the living room; Partially finished full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.6% below list).
• Recommended offer: $162k (14.9% below list) — sets the bar for cash-flow.

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; 7 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).
• This rent runs 31% 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 $6k 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 58 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $125k; list at $190k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,544 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 8.7

CMA / ARV

• ARV (median comp): $203,763
• List price: $189,900
• Delta: -6.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12087 Leverne	0.32mi	3/2.0	1,210 (-1%)	3mo	$202,000	$167	77
11384 Sioux	0.27mi	3/1.0	1,300 (+6%)	2mo	$165,000	$127	76
11751 Marion	0.59mi	3/1.5	1,231 (+1%)	2mo	$141,000	$115	68
9983 Hemingway	0.19mi	3/1.0	1,059 (-14%)	3mo	$149,000	$141	66
11757 Eileen	0.20mi	3/1.0	1,040 (-15%)	0mo	$220,000	$212	66
11748 Leverne	0.21mi	3/1.5	1,075 (-12%)	4mo	$142,000	$132	64
11311 Tecumseh	0.19mi	4/2.0 (+1)	1,341 (+10%)	4mo	$117,500	$88	63
9656 Sioux	0.40mi	4/1.0 (+1)	1,116 (-9%)	2mo	$147,500	$132	60
9560 Nathaline	0.41mi	4/1.5 (+1)	1,125 (-8%)	1mo	$142,500	$127	59
12111 Inkster Rd	0.60mi	3/1.0	1,147 (-6%)	3mo	$155,000	$135	59
9130 Kinloch	0.72mi	3/1.5	1,144 (-6%)	3mo	$123,000	$108	51
9636 Centralia	0.49mi	3/1.0	1,043 (-15%)	4mo	$135,000	$129	49

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-40,339
• Equity at exit: $28,315

10-year hold

• IRR: -14.7%
• Equity multiple: 0.14×
• Total profit: $-45,597
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$996
• Tax from tax record: −$517 /mo · $6,206/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-161

Break-even live

Break-even rent $2,015

Max offer price $161,544

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-107	+0% $-161	+5% $-214	+10% $-268
Rent	-10% $-304	-5% $-232	+0% $-161	+5% $-89	+10% $-17
Rate	-1.0pp $-65	-0.5pp $-112	base $-161	+0.5pp $-210	+1.0pp $-260

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.50mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.68mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	0.73mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	0.94mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	1.26mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	11d	1	1.45mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $189,900 Active 58 DOM
2. 2026-06-18
   days on market $189,900 Active 55 DOM
3. 2026-06-17
   days on market $189,900 Active 54 DOM
4. 2026-06-16
   days on market $189,900 Active 53 DOM
5. 2026-06-15
   days on market $189,900 Active 52 DOM
6. 2026-06-13
   days on market $189,900 Active 50 DOM
7. 2026-06-09
   days on market $189,900 Active 46 DOM
8. 2026-06-08
   days on market $189,900 Active 45 DOM
9. 2026-06-07
   days on market $189,900 Active 44 DOM
10. 2026-06-04
    days on market $189,900 Active 41 DOM
11. 2026-06-03
    days on market $189,900 Active 40 DOM
12. 2026-06-02
    days on market $189,900 Active 39 DOM
13. 2026-06-01
    days on market $189,900 Active 38 DOM
14. 2026-05-31
    days on market $189,900 Active 37 DOM
15. 2026-05-08
    status Active 679-char remark

    Show marketing remark (679 chars)

    JUST HIT THE MARKET! This beautiful well-kept ranch in the heart of South Redford Township is now available for purchase. The home features 3 bedrooms, 2 full bathrooms, a fenced backyard and a detached garage. In addition, the property has had updates including: the replacement of the furnace (2020), roof replacement (2019) and replacing the water heater (2018). The updates reassure the now homeowner that these remedies have taken place and should not be experiencing issues in the foreseeable future. Perfect for a first-time homebuyer or an investor to add a solid property to their portfolio. Schedule your showing today, will not last! Subject to probate court approval.

16. 2026-05-06
    historical 679-char remark

    Show marketing remark (679 chars)

    JUST HIT THE MARKET! This beautiful well-kept ranch in the heart of South Redford Township is now available for purchase. The home features 3 bedrooms, 2 full bathrooms, a fenced backyard and a detached garage. In addition, the property has had updates including: the replacement of the furnace (2020), roof replacement (2019) and replacing the water heater (2018). The updates reassure the now homeowner that these remedies have taken place and should not be experiencing issues in the foreseeable future. Perfect for a first-time homebuyer or an investor to add a solid property to their portfolio. Schedule your showing today, will not last! Subject to probate court approval.

17. 2026-04-24
    listed $189,900 Active 679-char remark

    Show marketing remark (679 chars)

    JUST HIT THE MARKET! This beautiful well-kept ranch in the heart of South Redford Township is now available for purchase. The home features 3 bedrooms, 2 full bathrooms, a fenced backyard and a detached garage. In addition, the property has had updates including: the replacement of the furnace (2020), roof replacement (2019) and replacing the water heater (2018). The updates reassure the now homeowner that these remedies have taken place and should not be experiencing issues in the foreseeable future. Perfect for a first-time homebuyer or an investor to add a solid property to their portfolio. Schedule your showing today, will not last! Subject to probate court approval.

18. 2026-04-24
    listed $189,900 Active 679-char remark

    Show marketing remark (679 chars)

    JUST HIT THE MARKET! This beautiful well-kept ranch in the heart of South Redford Township is now available for purchase. The home features 3 bedrooms, 2 full bathrooms, a fenced backyard and a detached garage. In addition, the property has had updates including: the replacement of the furnace (2020), roof replacement (2019) and replacing the water heater (2018). The updates reassure the now homeowner that these remedies have taken place and should not be experiencing issues in the foreseeable future. Perfect for a first-time homebuyer or an investor to add a solid property to their portfolio. Schedule your showing today, will not last! Subject to probate court approval.

19. 2020-08-05
    soldstatus $125,000
20. 2020-07-10
    soldstatus $125,000 Sold

    Show marketing remark (303 chars)

    South Redford! Location Location! Brick Bungalow with 3 bedrooms, open kitchen to dining area, New carpet in living room, full basement, large lot, covered breezeway to 1 and 2 car garage. Awesome fenced in back yard, also side yard follows the berm. Furnace(May 2020), Roof (2019), Water heater (2018).

21. 2020-07-10
    soldstatus $125,000 Closed

    Show marketing remark (303 chars)

    South Redford! Location Location! Brick Bungalow with 3 bedrooms, open kitchen to dining area, New carpet in living room, full basement, large lot, covered breezeway to 1 and 2 car garage. Awesome fenced in back yard, also side yard follows the berm. Furnace(May 2020), Roof (2019), Water heater (2018).

22. 2020-05-11
    status Pending

    Show marketing remark (303 chars)

    South Redford! Location Location! Brick Bungalow with 3 bedrooms, open kitchen to dining area, New carpet in living room, full basement, large lot, covered breezeway to 1 and 2 car garage. Awesome fenced in back yard, also side yard follows the berm. Furnace(May 2020), Roof (2019), Water heater (2018).

23. 2020-05-11
    status Pending

    Show marketing remark (303 chars)

    South Redford! Location Location! Brick Bungalow with 3 bedrooms, open kitchen to dining area, New carpet in living room, full basement, large lot, covered breezeway to 1 and 2 car garage. Awesome fenced in back yard, also side yard follows the berm. Furnace(May 2020), Roof (2019), Water heater (2018).

24. 2020-04-13
    listed $125,000 Active

    Show marketing remark (303 chars)

    South Redford! Location Location! Brick Bungalow with 3 bedrooms, open kitchen to dining area, New carpet in living room, full basement, large lot, covered breezeway to 1 and 2 car garage. Awesome fenced in back yard, also side yard follows the berm. Furnace(May 2020), Roof (2019), Water heater (2018).

25. 2020-04-13
    listed $125,000 Active

    Show marketing remark (303 chars)

    South Redford! Location Location! Brick Bungalow with 3 bedrooms, open kitchen to dining area, New carpet in living room, full basement, large lot, covered breezeway to 1 and 2 car garage. Awesome fenced in back yard, also side yard follows the berm. Furnace(May 2020), Roof (2019), Water heater (2018).

26. 2001-08-20
    soldstatus $135,000
27. 1998-06-22
    soldstatus $94,000

ⓘ 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: $6,206 · $517/mo
• Projected year-2 tax: $6,206 · $517/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 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: $21,746
• − Mortgage interest: −$10,637
• − Property taxes: −$6,206
• − Insurance: −$950
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,524
• Taxable loss: −$5,050
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $-714/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

+102.0% since first listed

13 events — show timeline

• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listed $189,900 REALCOMP
• 2026-04-24 Listed $189,900 MiRealSource-MiMLS
• 2020-08-05 Sold (Public Records) $125,000 Public Records
• 2020-07-10 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2020-07-10 Sold (MLS) $125,000 REALCOMP
• 2020-05-11 Pending — MiRealSource-MiMLS
• 2020-05-11 Pending — REALCOMP
• 2020-04-13 Listed $125,000 MiRealSource-MiMLS
• 2020-04-13 Listed $125,000 REALCOMP
• 2001-08-20 Sold (Public Records) $135,000 Public Records
• 1998-06-22 Sold (Public Records) $94,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $6,206 · +10.4% YoY. Source: county tax records.