1188 E Barrett Ave · Madison Heights, MI 48071

$209,500

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 31 Days on market

Built 1952 4,356 sqft lot Est $179k · 17% over

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Why this score? — see what drove the F 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 +14.0/30.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and well-maintained 3-bedroom brick ranch featuring a spacious living room with an inviting gas fireplace, creating a warm and comfortable atmosphere. Vinyl windows throughout provide great natural light and energy efficiency. Updated mechanicals include a new furnace and roof approximately 8 years old. Spacious backyard offers a covered patio, perfect for relaxing or entertaining. Steel entry doors front and back. . Pride of ownership shows throughout this move-in ready home in Madison Heights. Centrally located near restaurants and local parks. Easy access to the major expressways.

Key facts

• Vinyl windows
• New furnace
• Gas fireplace

Tags

• BRICK RANCH
• GAS FIREPLACE
• VINYL WINDOWS
• NEW FURNACE
• COVERED PATIO
• STEEL ENTRY DOORS

Property features AI

Finance

• Other: Subdivision: FRED DEI ESTATES; Lot about 0.1 acre (40 x 106); Zoned residential
• HOA & community: Homeowners association

Exterior

• Parking: Detached garage with automatic door (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation; Built as residential single-family home
• Exterior features: Patio; Porch; Fenced yard; Paved public road access

Interior

• Kitchen: Dishwasher; Oven/Range; Microwave; Refrigerator; Gas water heater
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Gas fireplace in the living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.2% below list).
• Recommended offer: $169k (19.2% 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: 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); 141 active listings in the ZIP; 25 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).

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 31 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $43k; list at $210k implies a 387% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,254 (19.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $179,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1176 E Kalama Ave	0.21mi	3/1.0	1,092 (0%)	3mo	$160,000	$147	88
957 E Dallas Ave	0.16mi	3/1.0	1,070 (-2%)	2mo	$210,000	$196	88
982 E Kalama Dr	0.24mi	3/1.0	1,092 (0%)	2mo	$159,000	$146	87
1166 E Kalama Ave	0.21mi	3/1.0	1,092 (0%)	4mo	$187,000	$171	87
1143 E Harwood Ave	0.29mi	3/1.0	1,092 (0%)	2mo	$249,000	$228	85
931 E Kalama Ave	0.28mi	3/1.0	1,092 (0%)	5mo	$170,000	$156	83
841 E Hudson Ave	0.31mi	3/1.0	1,092 (0%)	7mo	$169,900	$156	80
867 E Kalama Ave	0.32mi	3/1.0	1,100 (+1%)	7mo	$178,000	$162	78
1104 E Barrett Ave	0.08mi	2/1.0 (-1)	962 (-12%)	2mo	$199,000	$207	70
592 E Dallas Ave	0.36mi	3/1.5	1,160 (+6%)	2mo	$190,000	$164	69
25520 Miracle Dr	0.18mi	2/1.0 (-1)	962 (-12%)	1mo	$150,000	$156	66
45 W Hudson Ave	0.68mi	3/1.0	1,000 (-8%)	3mo	$210,000	$210	52

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,630
• Equity at exit: $31,237

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-27,785
• Equity at exit: $18,114

Cash invested: $58,660 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$124 /mo · $1,494/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $27

Break-even live

Break-even rent $1,659

Max offer price $209,500

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $86	+0% $27	+5% $-33	+10% $-92
Rent	-10% $-107	-5% $-40	+0% $27	+5% $94	+10% $160
Rate	-1.0pp $132	-0.5pp $80	base $27	+0.5pp $-28	+1.0pp $-83

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	25d	1	0.38mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	16d	1	0.42mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	12d	1	0.50mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	25d	3	0.68mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	6d	1	0.79mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	6d	1	0.79mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	13d	1	0.79mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.79mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,275	$1.71	0d	1	0.82mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	6d	1	1.00mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	12d	1	1.02mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,618	$1.79	0d	1	1.05mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	25d	1	1.12mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	25d	1	1.16mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	25d	1	1.23mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	5d	1	1.25mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	0d	11	1.27mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	45d	1	1.27mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	12d	1	1.30mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	25d	1	1.31mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	25d	1	1.42mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	1.48mi
1800 Browning St Ferndale, MI	2.0	1.0	809	$1,600	$1.98	6d	1	1.48mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	1.49mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	23d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $209,500 Active 31 DOM
2. 2026-06-18
   days on market $209,500 Active 28 DOM
3. 2026-06-17
   days on market $209,500 Active 27 DOM
4. 2026-06-16
   days on market $209,500 Active 26 DOM
5. 2026-06-15
   pricedays on market $209,500 Active 25 DOM
6. 2026-06-13
   days on market $217,000 Active 23 DOM
7. 2026-06-13
   days on market $217,000 Active 22 DOM
8. 2026-06-09
   days on market $217,000 Active 19 DOM
9. 2026-06-08
   days on market $217,000 Active 18 DOM
10. 2026-06-07
    days on market $217,000 Active 17 DOM
11. 2026-06-04
    days on market $217,000 Active 14 DOM
12. 2026-06-03
    days on market $217,000 Active 13 DOM
13. 2026-06-02
    days on market $217,000 Active 12 DOM
14. 2026-06-01
    days on market $217,000 Active 11 DOM
15. 2026-05-31
    days on market $217,000 Active 10 DOM
16. 2026-05-21
    listed $217,000 Active 597-char remark

    Show marketing remark (597 chars)

    Clean and well-maintained 3-bedroom brick ranch featuring a spacious living room with an inviting gas fireplace, creating a warm and comfortable atmosphere. Vinyl windows throughout provide great natural light and energy efficiency. Updated mechanicals include a new furnace and roof approximately 8 years old. Spacious backyard offers a covered patio, perfect for relaxing or entertaining. Steel entry doors front and back. . Pride of ownership shows throughout this move-in ready home in Madison Heights. Centrally located near restaurants and local parks. Easy access to the major expressways.

17. 2026-05-21
    listed $217,000 Active

    Show marketing remark (597 chars)

    Clean and well-maintained 3-bedroom brick ranch featuring a spacious living room with an inviting gas fireplace, creating a warm and comfortable atmosphere. Vinyl windows throughout provide great natural light and energy efficiency. Updated mechanicals include a new furnace and roof approximately 8 years old. Spacious backyard offers a covered patio, perfect for relaxing or entertaining. Steel entry doors front and back. . Pride of ownership shows throughout this move-in ready home in Madison Heights. Centrally located near restaurants and local parks. Easy access to the major expressways.

18. 1989-09-25
    soldstatus $43,000
19. 1986-09-01
    soldstatus $36,000

ⓘ 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: $1,494 · $124/mo
• Projected year-2 tax: $2,360 · $197/mo
• Expected delta: +$866/yr (+$72/mo · 58.0%)

ⓘ 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 ≥97°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: $20,310
• − Mortgage interest: −$11,735
• − Property taxes: −$1,494
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,095
• Taxable loss: −$3,310
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $1,115/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

+502.8% since first listed

4 events — show timeline

• 2026-05-21 Listed $217,000 REALCOMP
• 2026-05-21 Listed $217,000 MiRealSource-MiMLS
• 1989-09-25 Sold (Public Records) $43,000 Public Records
• 1986-09-01 Sold (Public Records) $36,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,494 · +2.6% YoY. Source: county tax records.