67 Church St · Highland Park, MI 48203

$110,000

3 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 1 Days on market

Built 2005 6,534 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

Key facts

• 6,534 sq ft lot
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.7% vs local median 14.2% in Highland Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 218 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 43% of the median local income ($38k/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 $761 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $2k; list at $110k implies a 5689% gain — meaningful room to come down on a strong offer.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $44,034
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Church St	0.13mi	3/2.0	1,074 (0%)	23mo	$78,000	$73	75
50 Eason St	0.23mi	3/1.5	1,162 (+8%)	1mo	$47,500	$41	72
140 Ferris St	0.21mi	3/1.0	1,100 (+2%)	12mo	$21,000	$19	72
101 Stevens St	0.10mi	3/1.5	1,200 (+12%)	7mo	$75,000	$63	68
194 Candler St	0.26mi	3/1.5	1,152 (+7%)	17mo	$27,500	$24	60
17314 Brush St	0.34mi	3/1.0	1,144 (+6%)	16mo	$26,300	$23	56
215 Ferris St	0.32mi	3/1.5	1,152 (+7%)	21mo	$73,000	$63	54
124 Geneva St	0.43mi	3/1.0	936 (-13%)	12mo	$8,000	$9	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,096
• Equity at exit: $16,401

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $27,550
• Equity at exit: $9,511

Cash invested: $30,800 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 218
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$577
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $312

Break-even live

Break-even rent $975

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $375	-5% $343	+0% $312	+5% $281	+10% $250
Rent	-10% $204	-5% $258	+0% $312	+5% $366	+10% $421
Rate	-1.0pp $368	-0.5pp $340	base $312	+0.5pp $284	+1.0pp $255

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	18d	1	0.08mi
242 Ferris St Highland Park, MI	3.0	1.0	1192	$1,275	$1.07	0d	1	0.36mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	0d	1	0.53mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	19d	1	0.53mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	45d	3	0.65mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	45d	1	0.75mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	18d	1	0.77mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	45d	1	0.80mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	25d	1	0.81mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	45d	1	0.82mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	0.93mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	45d	1	0.93mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	45d	1	0.93mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	0.93mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	0.96mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	0.96mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	3d	1	1.01mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	45d	1	1.01mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	45d	1	1.03mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	6d	1	1.12mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	18d	1	1.15mi
127 W Buena Vista St Unit 129 Highland Park, MI	2.0	1.0	800	$1,000	$1.25	45d	1	1.17mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	11d	1	1.22mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	45d	1	1.30mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	45d	1	1.33mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	18d	1	1.33mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.39mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	18d	1	1.41mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	20d	1	1.45mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	45d	1	1.45mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.47mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	21d	1	1.48mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	6d	1	1.48mi

Listing history 9 events

1. 2026-03-03
   status Pending 275-char remark

   Show marketing remark (275 chars)

   Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

2. 2026-03-03
   status Pending 275-char remark

   Show marketing remark (275 chars)

   Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

3. 2026-03-03
   status Pending

   Show marketing remark (275 chars)

   Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

4. 2026-03-02
   listed $110,000 Active 275-char remark

   Show marketing remark (275 chars)

   Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

5. 2026-03-02
   listed $110,000 Active 275-char remark

   Show marketing remark (275 chars)

   Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

6. 2026-03-02
   listed $110,000 Active

   Show marketing remark (275 chars)

   Welcome to this beautifully updated 3-bedroom, 1.5-bath home offering 1,064 sq ft of comfortable living space. This home offers the perfect balance of charm, functionality, and value. Don't miss your opportunity to own this Detroit gem -- schedule your private showing today.

7. 2008-05-09
   soldstatus $1,900
8. 2007-12-22
   listed $1,900
9. 2005-09-20
   soldstatus $65,250

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/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 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,441
• − Mortgage interest: −$6,162
• − Property taxes: −$1,768
• − Insurance: −$550
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,200
• Taxable income: $2,131
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $3,237/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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: Predominantly Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+68.6% since first listed

9 events — show timeline

• 2026-03-03 Pending — REALCOMP
• 2026-03-03 Pending — MiRealSource-MiMLS
• 2026-03-03 Pending — SW Michigan MLS
• 2026-03-02 Listed $110,000 REALCOMP
• 2026-03-02 Listed $110,000 SW Michigan MLS
• 2026-03-02 Listed $110,000 MiRealSource-MiMLS
• 2008-05-09 Sold (MLS) $1,900 REALCOMP
• 2007-12-22 Listed $1,900 REALCOMP
• 2005-09-20 Sold (Public Records) $65,250 Public Records

Property tax history

+16.5%/yr

Latest (2025): $1,768 · +129.6% YoY. Source: county tax records.