26536 Dartmouth St · Madison Heights, MI 48071

$144,900

2 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 24 Days on market

Built 1926 5,227 sqft lot $98/sqft · 54% below area Est $183k · 21% under ↓ 13% since listing

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26536 Dartmouth St! This charming 2-bedroom, 1-bath home offers a fantastic opportunity for homeowners and savvy investors alike. Whether you're looking for an affordable place to make your own or a property with strong rental potential, this home offers plenty of value and opportunity. Major updates include a newer roof (less than 2 years old) and a furnace approximately 10 years old, providing peace of mind and a strong foundation for future improvements. Inside, you'll find a full basement offering excellent storage and future finishing potential, along with a spacious backyard and a 1-car garage. Conveniently located just minutes from downtown Royal Oak, Woodward Ave, and I-75 with easy north and south access, this home is also only 15 minutes from downtown Detroit. Enjoy close proximity to parks, shopping, dining, and entertainment!

Key facts

• Newer roof
• Convenient location
• Furnace

Tags

• NEWER ROOF
• FURNACE
• CONVENIENT LOCATION
• CLOSE PROXIMITY TO PARKS
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Block foundation; Built above grade: 854 square feet
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 126); Ground-level entry with steps

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Microwave; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dryer and Washer; Microwave; Free-standing gas range; Free-standing refrigerator; Unfinished basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.7% in Madison 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 81/100 on livability (#62 in MI, #1,347 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D.
• Madison District Public Schools (suburban): math 9% / reading 21% proficiency, ranked #502 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 135 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.33% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $182,684
• List price: $144,900
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26605 Rialto St	0.67mi	3/1.0 (+1)	1,510 (+2%)	1mo	$237,500	$157	60
313 S Edison Ave	0.63mi	3/2.0 (+1)	1,453 (-2%)	1mo	$401,000	$276	58
627 Symes Ave	0.68mi	3/1.0 (+1)	1,520 (+2%)	4mo	$275,000	$181	56
1921 Kalama Ave	0.67mi	3/2.0 (+1)	1,447 (-2%)	0mo	$361,000	$249	56
27756 Palmer Blvd	0.62mi	3/2.0 (+1)	1,526 (+3%)	2mo	$301,000	$197	56
27129 Osmun St	0.61mi	3/1.0 (+1)	1,400 (-6%)	4mo	$195,000	$139	54
2333 Barrett Ave	0.65mi	3/2.0 (+1)	1,420 (-4%)	2mo	$350,000	$246	52
27392 Groveland St	0.58mi	3/1.0 (+1)	1,650 (+11%)	3mo	$230,000	$139	47
219 N Edison Ave	0.73mi	3/1.5 (+1)	1,333 (-10%)	1mo	$400,000	$300	41
430 S Edison Ave	0.65mi	3/2.0 (+1)	1,686 (+14%)	0mo	$425,000	$252	38
1809 Taylor Ave	0.74mi	3/2.5 (+1)	1,612 (+9%)	4mo	$325,000	$202	37
535 S Campbell Rd	0.69mi	3/2.5 (+1)	1,700 (+15%)	2mo	$328,000	$193	31

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $9,789
• Equity at exit: $21,605

10-year hold

• IRR: 15.4%
• Equity multiple: 2.24×
• Total profit: $50,405
• Equity at exit: $12,528

Cash invested: $40,572 (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 48071

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$760
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $528

Break-even live

Break-even rent $1,262

Max offer price $144,900

Occupancy floor 68%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	4d	1	0.44mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	24d	1	0.49mi
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	11d	1	0.67mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	12d	1	0.73mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	1d	1	0.77mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	43d	1	0.84mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.94mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.98mi
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	21d	1	1.00mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$1,722	$1.64	1d	7	1.01mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	10d	1	1.03mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,755	$7.56	13d	1	1.04mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,678	$1.86	1d	1	1.07mi
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	2d	1	1.12mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	21d	1	1.14mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	24d	1	1.19mi
739 S Alexander Ave Unit Top Level Royal Oak, MI	1.0	1.0	900	$1,200	$1.33	17d	1	1.21mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	10d	1	1.26mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	14d	1	1.26mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	1.31mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	24d	1	1.36mi
609 E Eleven Mile Rd Royal Oak, MI	1.0–2.0	1.0	925	$1,375	$1.49	24d	1	1.36mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,350	$1.76	1d	1	1.37mi
1045 E 12 Mile Rd Madison Heights, MI	3.0	1.0	1700	$4,000	$2.35	1d	1	1.42mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	23d	1	1.48mi
1605 Anne Dr Royal Oak, MI	2.0	3.5	1814	$2,900	$1.60	2d	1	1.48mi
2803 Grayson St Ferndale, MI	3.0	2.0	1274	$2,000	$1.57	43d	1	1.49mi

Listing history 2 events

1. 2026-05-02
   listed $159,900 Active 468-char remark

   Show marketing remark (860 chars)

   Welcome to 26536 Dartmouth St! This charming 2-bedroom, 1-bath home offers a fantastic opportunity for homeowners and savvy investors alike. Whether you're looking for an affordable place to make your own or a property with strong rental potential, this home offers plenty of value and opportunity. Major updates include a newer roof (less than 2 years old) and a furnace approximately 10 years old, providing peace of mind and a strong foundation for future improvements. Inside, you'll find a full basement offering excellent storage and future finishing potential, along with a spacious backyard and a 1-car garage. Conveniently located just minutes from downtown Royal Oak, Woodward Ave, and I-75 with easy north and south access, this home is also only 15 minutes from downtown Detroit. Enjoy close proximity to parks, shopping, dining, and entertainment!

2. 2026-05-02
   listed $159,900 Active 468-char remark

   Show marketing remark (860 chars)

   Welcome to 26536 Dartmouth St! This charming 2-bedroom, 1-bath home offers a fantastic opportunity for homeowners and savvy investors alike. Whether you're looking for an affordable place to make your own or a property with strong rental potential, this home offers plenty of value and opportunity. Major updates include a newer roof (less than 2 years old) and a furnace approximately 10 years old, providing peace of mind and a strong foundation for future improvements. Inside, you'll find a full basement offering excellent storage and future finishing potential, along with a spacious backyard and a 1-car garage. Conveniently located just minutes from downtown Royal Oak, Woodward Ave, and I-75 with easy north and south access, this home is also only 15 minutes from downtown Detroit. Enjoy close proximity to parks, shopping, dining, and entertainment!

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,177 · $181/mo
• Expected delta: +$55/yr (+$5/mo · 2.6%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,161
• − Mortgage interest: −$8,117
• − Property taxes: −$2,122
• − Insurance: −$724
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$4,215
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $5,306/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: Madison District Public Schools
• NCES district ID: 2622290
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $41,297
• Composite: 12.89/100
• National rank: #9586
• State rank: #502 of 540 in MI

Livability — Madison Heights

• Score: 81/100
• State rank: #62
• US rank: #1347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison Heights, MI
• County: Oakland County · 1,009,092 people
• City population: 28,419
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 28,419
• Household income: $69,503
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 786.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 3% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.69%
• Current HPI: 243.4861
• Rent YoY: ▲ 2.81%
• 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

-13.1% since first listed

8 events — show timeline

• 2026-06-17 Sold (MLS) $138,900 REALCOMP
• 2026-06-17 Sold (MLS) $138,900 MiRealSource-MiMLS
• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-05-22 Price Changed $144,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $144,900 REALCOMP
• 2026-05-02 Listed $159,900 REALCOMP
• 2026-05-02 Listed $159,900 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $2,122 · +2.8% YoY. Source: county tax records.