30509 Townley St · Madison Heights, MI 48071

$214,800

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 122 Days on market

Built 1950 9,583 sqft lot $188/sqft · 13% below area Est $246k · 13% 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 +13.2/15.0
• Cash flow +12.0/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this exceptional, move-in-ready opportunity in the heart of Madison Heights, perfectly situated near * * Sam's Club and recreation of Red Oaks Waterpark, offering the perfect blend of convenience, location, and value - this beautifully maintained property has been home to loyal, long-term tenants for the past 8 years, providing a proven rental history for investors, while the now-expired lease creates a rare and exciting opportunity for immediate takeover or owner occupancy, making it an ideal choice whether you're looking to expand your investment portfolio or settle into a vibrant community surrounded by shopping centers, dining, parks, and easy access to major roads.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-50 ($-599/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (21.2% below list).
• Recommended offer: $169k (21.2% below list) — sets the bar for 1% rule.

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: health & safety D.
• Lamphere Public Schools (suburban): math 28% / reading 49% proficiency, ranked #235 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hiller Elementary School (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 243 students, 76% FRL); Page Middle School (math 23% / reading 47%, grade F, #283 of 493 statewide, top 58%, 554 students, 54% FRL); Lamphere High School (math 32% / reading 57%, grade F, #214 of 713 statewide, top 36%, 729 students, 48% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 141 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $25k; list at $215k implies a 759% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,318 (21.2% 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 122 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.79% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (median comp): $245,930
• List price: $214,800
• Delta: -12.66%
• 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
30729 Alger St	0.25mi	2/1.0 (-1)	1,144 (+0%)	0mo	$168,000	$147	82
1372 Moulin Ave	0.71mi	3/1.0	1,120 (-2%)	4mo	$185,000	$165	60
1293 Moulin Ave	0.63mi	3/1.0	1,120 (-2%)	11mo	$235,000	$210	58
1336 Dulong Ave	0.71mi	3/1.0	1,120 (-2%)	6mo	$210,000	$188	58
1353 Moulin Ave	0.68mi	3/1.0	1,120 (-2%)	11mo	$200,000	$179	56
1383 Moulin Ave	0.70mi	3/1.0	1,120 (-2%)	10mo	$207,500	$185	55
30557 Delton St	0.07mi	4/1.5 (+1)	1,300 (+14%)	14mo	$329,000	$253	55
30467 Alger Blvd	0.24mi	2/1.0 (-1)	1,000 (-12%)	12mo	$200,000	$200	53
29446 Tawas St	0.60mi	3/1.5	1,056 (-8%)	11mo	$281,000	$266	48
29414 Milton Ave	0.70mi	3/1.0	1,057 (-7%)	9mo	$280,000	$265	47
29329 Tawas St	0.67mi	3/1.5	1,002 (-12%)	2mo	$240,000	$240	45
29321 Herbert St	0.72mi	3/1.0	1,060 (-7%)	13mo	$240,000	$226	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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-38,341
• Equity at exit: $32,027

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-38,937
• Equity at exit: $18,572

Cash invested: $60,144 (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: 141
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,126
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-50

Break-even live

Break-even rent $1,756

Max offer price $205,988

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $11	+0% $-50	+5% $-111	+10% $-171
Rent	-10% $-184	-5% $-117	+0% $-50	+5% $17	+10% $84
Rate	-1.0pp $58	-0.5pp $5	base $-50	+0.5pp $-106	+1.0pp $-162

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: $53,700
• Closing costs: $6,444
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E Thirteen Mile Rd Madison Heights, MI	2.0	1.5	1350	$1,475	$1.09	19d	1	0.11mi
324 E Thirteen Mile Rd Madison Heights, MI	1.0–2.0	1.0–1.5	950	$1,775	$1.87	4d	1	0.19mi
540 E Thirteen Mile Rd Madison Heights, MI	2.0	1.0	825	$1,270	$1.54	6d	1	0.24mi
31430 John R Rd Madison Heights, MI	1.0–2.0	1.0	870	$1,335	$1.53	45d	1	0.52mi
1545 E Thirteen Mile Rd Madison Heights, MI	2.0	1.0–2.0	870	$1,910	$2.20	1d	15	0.69mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	19d	1	0.82mi
32000 Concord Dr Madison Heights, MI	1.0–2.0	1.0	737	$1,315	$1.78	0d	14	0.87mi
1554 Cynthia Ave Madison Heights, MI	3.0	1.5	1021	$1,950	$1.91	5d	1	0.96mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	45d	1	1.11mi
29336 Dequindre Rd Unit 103 Warren, MI	2.0	1.0	900	$1,245	$1.38	6d	1	1.12mi
32650 Stephenson Hwy Madison Heights, MI	2.0	1.0–2.0	617	$1,695	$2.74	4d	18	1.19mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	45d	1	1.20mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	3d	4	1.21mi
29408 Dequindre Rd Unit 203 Warren, MI	2.0	1.0	900	$1,145	$1.27	6d	1	1.23mi
1608 Bauman Ave Royal Oak, MI	3.0	1.5	1233	$2,300	$1.87	0d	1	1.41mi
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	13d	1	1.42mi
3011 Ferris Ave Royal Oak, MI	3.0	2.0	1018	$2,400	$2.36	0d	1	1.45mi
1712 Midtown Cir Royal Oak, MI	2.0–3.0	2.0–2.5	1550	$2,765	$1.78	0d	11	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $214,800 Active 122 DOM
2. 2026-06-18
   days on market $214,800 Active 119 DOM
3. 2026-06-17
   days on market $214,800 Active 118 DOM
4. 2026-06-16
   days on market $214,800 Active 117 DOM
5. 2026-06-15
   days on market $214,800 Active 116 DOM
6. 2026-06-13
   days on market $214,800 Active 114 DOM
7. 2026-06-09
   days on market $214,800 Active 110 DOM
8. 2026-06-08
   days on market $214,800 Active 109 DOM
9. 2026-06-07
   days on market $214,800 Active 108 DOM
10. 2026-06-04
    days on market $214,800 Active 105 DOM
11. 2026-06-03
    days on market $214,800 Active 104 DOM
12. 2026-06-02
    days on market $214,800 Active 103 DOM
13. 2026-06-01
    days on market $214,800 Active 102 DOM
14. 2026-05-31
    days on market $214,800 Active 101 DOM
15. 2026-03-03
    price $214,800 691-char remark

    Show marketing remark (691 chars)

    Welcome to this exceptional, move-in-ready opportunity in the heart of Madison Heights, perfectly situated near * * Sam's Club and recreation of Red Oaks Waterpark, offering the perfect blend of convenience, location, and value - this beautifully maintained property has been home to loyal, long-term tenants for the past 8 years, providing a proven rental history for investors, while the now-expired lease creates a rare and exciting opportunity for immediate takeover or owner occupancy, making it an ideal choice whether you're looking to expand your investment portfolio or settle into a vibrant community surrounded by shopping centers, dining, parks, and easy access to major roads.

16. 2026-03-02
    price $214,800 695-char remark

    Show marketing remark (695 chars)

    Welcome to this exceptional, move-in-ready opportunity in the heart of Madison Heights, perfectly situated near * * Sam's Club and recreation of Red Oaks Waterpark, offering the perfect blend of convenience, location, and value—this beautifully maintained property has been home to loyal, long-term tenants for the past 8 years, providing a proven rental history for investors, while the now-expired lease creates a rare and exciting opportunity for immediate takeover or owner occupancy, making it an ideal choice whether you're looking to expand your investment portfolio or settle into a vibrant community surrounded by shopping centers, dining, parks, and easy access to major roads.

17. 2026-02-20
    listed $214,900 Active 691-char remark

    Show marketing remark (695 chars)

    Welcome to this exceptional, move-in-ready opportunity in the heart of Madison Heights, perfectly situated near * * Sam's Club and recreation of Red Oaks Waterpark, offering the perfect blend of convenience, location, and value—this beautifully maintained property has been home to loyal, long-term tenants for the past 8 years, providing a proven rental history for investors, while the now-expired lease creates a rare and exciting opportunity for immediate takeover or owner occupancy, making it an ideal choice whether you're looking to expand your investment portfolio or settle into a vibrant community surrounded by shopping centers, dining, parks, and easy access to major roads.

18. 2026-02-20
    listed $214,900 Active 695-char remark

    Show marketing remark (695 chars)

    Welcome to this exceptional, move-in-ready opportunity in the heart of Madison Heights, perfectly situated near * * Sam's Club and recreation of Red Oaks Waterpark, offering the perfect blend of convenience, location, and value—this beautifully maintained property has been home to loyal, long-term tenants for the past 8 years, providing a proven rental history for investors, while the now-expired lease creates a rare and exciting opportunity for immediate takeover or owner occupancy, making it an ideal choice whether you're looking to expand your investment portfolio or settle into a vibrant community surrounded by shopping centers, dining, parks, and easy access to major roads.

19. 2026-02-18
    historical $214,900 691-char remark

    Show marketing remark (691 chars)

    Welcome to this exceptional, move-in-ready opportunity in the heart of Madison Heights, perfectly situated near * * Sam's Club and recreation of Red Oaks Waterpark, offering the perfect blend of convenience, location, and value - this beautifully maintained property has been home to loyal, long-term tenants for the past 8 years, providing a proven rental history for investors, while the now-expired lease creates a rare and exciting opportunity for immediate takeover or owner occupancy, making it an ideal choice whether you're looking to expand your investment portfolio or settle into a vibrant community surrounded by shopping centers, dining, parks, and easy access to major roads.

20. 2011-05-31
    soldstatus $25,000
21. 2011-05-31
    soldstatus $25,000
22. 2011-04-12
    historical
23. 2010-10-22
    listed $39,000
24. 2010-10-22
    listed $39,000
25. 2010-10-22
    listed $39,000

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,683 · $224/mo
• Expected delta: +$625/yr (+$52/mo · 30.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,318
• − Mortgage interest: −$12,032
• − Property taxes: −$2,059
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,249
• Taxable loss: −$4,346
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $445/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: Lamphere Public Schools
• NCES district ID: 2621120
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,993
• Composite: 32.69/100
• National rank: #5649
• State rank: #235 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

+450.8% since first listed

11 events — show timeline

• 2026-03-03 Price Changed $214,800 MiRealSource-MiMLS
• 2026-03-02 Price Changed $214,800 REALCOMP
• 2026-02-20 Listed $214,900 MiRealSource-MiMLS
• 2026-02-20 Listed $214,900 REALCOMP
• 2026-02-18 Coming Soon $214,900 MiRealSource-MiMLS
• 2011-05-31 Sold (MLS) $25,000 REALCOMP
• 2011-05-31 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2011-04-12 Listing Removed — MiRealSource-MiMLS
• 2010-10-22 Listed $39,000 MiRealSource-MiMLS
• 2010-10-22 Listed $39,000 REALCOMP
• 2010-10-22 Listed $39,000 MiRealSource-MiMLS

Property tax history

+0.5%/yr

Latest (2025): $2,059 · -17.6% YoY. Source: county tax records.