179 Terri Dr · Dearborn Heights, MI 48127

$30,000

2 bd · 1.0 ba · 932 sqft · SingleFamily · 28 Days on market

Built 2004 Fair condition 7,200 sqft lot $715/mo HOA · 50% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 7,200 sq ft lot
• Built 2004
• Listed 28 days

Property features AI

Finance

• Other: Directions: From Beech Daly, turn left to Figueroa St until Central St. Then turn left to Terri Dr.; Cross streets: South of W Warren St / West of Beech Daly
• HOA & community: Homeowners association with a monthly fee of $715

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Lot dimensions approximately 60 x 120

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 5.5% in Dearborn Heights — 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 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• Crestwood School District (suburban): math 32% / reading 43% proficiency, ranked #242 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 143 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $207 of loan paydown is wiped out by about $900 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 + 0.4% rent growth), your $8k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.79% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $181,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Jay St	0.07mi	2/1.0	1,000 (+7%)	2mo	$22,000	$22	83
56 3rd St	0.17mi	2/1.0	1,000 (+7%)	10mo	$18,000	$18	71
6669 N Beech Daly Rd	0.33mi	3/1.0 (+1)	925 (-1%)	8mo	$205,000	$222	71
6453 Centralia St	0.33mi	2/1.0	880 (-6%)	8mo	$180,000	$205	69
6661 N Beech Daly Rd	0.34mi	3/1.0 (+1)	925 (-1%)	12mo	$230,000	$249	68
7014 Kinmore St	0.54mi	3/1.0 (+1)	960 (+3%)	7mo	$176,000	$183	59
6176 N Gulley Rd	0.72mi	2/1.0	960 (+3%)	12mo	$130,000	$135	52
7139 Centralia St	0.29mi	3/2.0 (+1)	1,053 (+13%)	7mo	$205,000	$195	50
6894 N Gulley Rd	0.60mi	3/1.5 (+1)	999 (+7%)	6mo	$235,000	$235	48
5846 Berwyn St	0.70mi	2/1.0	862 (-8%)	8mo	$159,900	$185	48
26312 Warrington St	0.35mi	3/1.5 (+1)	1,050 (+13%)	11mo	$275,000	$262	47
6311 Whitefield St	0.53mi	3/1.0 (+1)	1,020 (+9%)	13mo	$125,000	$123	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 · 0.41% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.65×
• Total profit: $5,454
• Equity at exit: $4,473

10-year hold

• IRR: 20.3%
• Equity multiple: 2.17×
• Total profit: $9,797
• Equity at exit: $2,594

Cash invested: $8,400 (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 48127

• Rents YoY: 0.4%
• Active inventory: 143
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$715
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $212

Break-even live

Break-even rent $1,167

Max offer price $30,000

Occupancy floor 80%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	0.05mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	0.11mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	0.53mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	0.66mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	2d	9	0.67mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.76mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	0.91mi
5726 Inkster Rd Dearborn Heights, MI	1.0	1.0	630	$1,050	$1.67	43d	1	0.94mi
7215 Lathers St Westland, MI	1.0	1.0	836	$1,045	$1.25	24d	1	1.15mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	16d	1	1.18mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	1.18mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.21mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	1d	1	1.24mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	1.26mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	24d	1	1.27mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.27mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.27mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.27mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	1.28mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	1.42mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	43d	2	1.44mi

HOA detail

• Monthly dues: $715 · $8,580/yr

Listing history 16 events

1. 2026-06-18
   days on market $30,000 Active 28 DOM
2. 2026-06-17
   days on market $30,000 Active 27 DOM
3. 2026-06-16
   days on market $30,000 Active 26 DOM
4. 2026-06-15
   days on market $30,000 Active 25 DOM
5. 2026-06-13
   days on market $30,000 Active 23 DOM
6. 2026-06-13
   days on market $30,000 Active 22 DOM
7. 2026-06-09
   days on market $30,000 Active 19 DOM
8. 2026-06-08
   days on market $30,000 Active 18 DOM
9. 2026-06-07
   days on market $30,000 Active 17 DOM
10. 2026-06-04
    pricedays on market $30,000 Active 14 DOM
11. 2026-06-03
    days on market $40,000 Active 13 DOM
12. 2026-06-02
    days on market $40,000 Active 12 DOM
13. 2026-06-01
    days on market $40,000 Active 11 DOM
14. 2026-05-31
    days on market $40,000 Active 10 DOM
15. 2026-05-21
    listed $40,000 Active
16. 2026-05-21
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,230
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − HOA: −$8,580
• − Depreciation: −$873
• Taxable income: $2,740
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $1,886/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to improve its condition and value. The exterior and interior need fresh paint, new siding, and carpet. The kitchen and bathrooms also need updates to modernize the space. Landscaping will also enhance the curb appeal.

Repairs flagged

• Major Paint — Peeling paint on exterior and interior
• Major Siding — Weathered and peeling
• Major Flooring — Worn-out carpet in living areas
• Moderate Kitchen cabinets — Older and dated design
• Moderate Bathroom fixtures — Basic and dated design
• Major Landscaping — Overgrown lawn and lack of landscaping

Value-add opportunities

• Resale Paint exterior and interior — Fresh paint enhances curb appeal
• Resale Replace siding — New siding improves home's appearance
• Resale Replace carpet — New carpet enhances living areas
• Resale Update kitchen cabinets — Modern cabinets improve kitchen functionality and aesthetics
• Resale Update bathroom fixtures — Modern fixtures enhance bathroom functionality and aesthetics
• Resale Landscaping — Well-maintained landscaping enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior and interior	Major	$15,000–50,000
Siding · Weathered and peeling	Major	$15,000–50,000
Flooring · Worn-out carpet in living areas	Major	$15,000–50,000
Kitchen cabinets · Older and dated design	Moderate	$3,000–15,000
Bathroom fixtures · Basic and dated design	Moderate	$3,000–15,000
Landscaping · Overgrown lawn and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Resale Paint exterior and interior — Fresh paint enhances curb appeal ↑
• Resale Replace siding — New siding improves home's appearance ↑
• Resale Replace carpet — New carpet enhances living areas ↑
• Resale Update kitchen cabinets — Modern cabinets improve kitchen functionality and aesthetics ↑
• Resale Update bathroom fixtures — Modern fixtures enhance bathroom functionality and aesthetics ↑
• Resale Landscaping — Well-maintained landscaping enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crestwood School District
• NCES district ID: 2600016
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $47,101
• Composite: 32.1/100
• National rank: #5806
• State rank: #242 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,646
• Household income: $60,742
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1196.0

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 White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Arab 8% Romanian 7% Lithuanian 2%
• Foreign-born: 31% · Canada
• Languages at home: 46% English-only · Arabic 45% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -319.04%
• Current HPI: 225.9407
• Rent YoY: ▲ 0.41%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $40,000 MiRealSource-MiMLS
• 2026-05-21 Listed $40,000 REALCOMP