25850 Hanover St · Dearborn Heights, MI 48125

$125,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 1 Days on market

Built 1937 5,227 sqft lot Est $134k · 7% under

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Why this score? — see what drove the C 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 +24.0/30.0
• ARV discount +10.5/15.0
• DSCR +7.7/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to comfort, convenience, and effortless living! This inviting 2-bedroom, 1-bath home offers a smooth, functional layout designed for everyday ease. Enjoy the warmth of hardwood floors and an abundance of natural daylight that fills each space. Main floor laundry adds to the home's practicality, while the low-maintenance yard and fully fenced backyard make outdoor living simple and enjoyable. A 2-car detached garage provides plenty of space for parking, storage, or hobbies. Ideally located with quick access to major highways, this home is perfect for those seeking both comfort and convenience. Don't miss your chance to see it in person--schedule your showing today!

Key facts

• Low maintenance yard
• Main floor laundry
• Hardwood floors

Tags

• HARDWOOD FLOORS
• MAIN FLOOR LAUNDRY
• LOW MAINTENANCE YARD
• FULLY FENCED BACKYARD
• DETACHED GARAGE
• QUICK ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas connected; Natural gas water heater; Cable connected; High-speed internet
• Home design: Single-family residence; Residential property; Built in 1937
• Construction: Aluminum siding; Asphalt roof; Crawl space foundation
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Range / Oven; Refrigerator
• Bedrooms: Primary bedroom (13.3 x 15.5); Second bedroom (9.2 x 15.5)
• Bathrooms: 1 full bathroom (8.1 x 5.6)
• Heating & cooling: Forced-air heating; Has cooling
• Interior features: Fireplace; 7 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (11.1 x 11.9); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.6% 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+.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 18 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1937 — 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. 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?
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: 1.14% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $134,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26214 Pennie St	0.30mi	2/1.0	1,079 (+1%)	3mo	$130,000	$120	82
25541 Hanover St	0.22mi	2/2.0	1,092 (+2%)	3mo	$180,000	$165	80
26396 Pennie St	0.44mi	2/1.0	1,080 (+1%)	2mo	$95,000	$88	76
5969 Fellrath St	0.31mi	2/1.0	1,000 (-7%)	0mo	$125,000	$125	74
25513 Annapolis St	0.41mi	3/1.0 (+1)	1,040 (-3%)	2mo	$152,000	$146	69
5367 Vivian St	0.42mi	3/1.0 (+1)	1,044 (-3%)	3mo	$170,000	$163	69
26333 Eton Ave	0.40mi	3/1.0 (+1)	1,000 (-7%)	1mo	$95,000	$95	64
6304 Marvin St	0.49mi	3/1.0 (+1)	1,008 (-6%)	2mo	$95,000	$94	60
26700 Hopkins St	0.69mi	3/1.0 (+1)	1,110 (+4%)	0mo	$120,000	$108	57
5936 Westlake St	0.57mi	3/1.0 (+1)	1,001 (-7%)	3mo	$165,000	$165	55
6330 Hampden St	0.66mi	3/1.0 (+1)	1,008 (-6%)	2mo	$149,900	$149	53
26437 Lehigh St	0.61mi	3/1.0 (+1)	1,000 (-7%)	3mo	$85,000	$85	53

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-6,022
• Equity at exit: $18,638

10-year hold

• IRR: 3.9%
• Equity multiple: 1.27×
• Total profit: $9,410
• Equity at exit: $10,808

Cash invested: $35,000 (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 48125

• Rents YoY: 2.0%
• Active inventory: 137
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $245

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	1d	1	0.42mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.47mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.69mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.76mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.79mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.82mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.84mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.85mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	1d	1	0.94mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	4d	1	1.10mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	1.14mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	14d	1	1.14mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	1.16mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.19mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	1.26mi
27149 Penn St Inkster, MI	1.0	1.0	846	$650	$0.77	17d	1	1.26mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	2d	1	1.32mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	10d	1	1.32mi

Listing history 38 events

1. 2026-06-19
   pricedays on marketlisting id $125,000 Active 1 DOM
2. 2026-06-18
   days on market $140,000 Active 41 DOM
3. 2026-06-17
   days on market $140,000 Active 40 DOM
4. 2026-06-16
   days on market $140,000 Active 39 DOM
5. 2026-06-15
   days on market $140,000 Active 38 DOM
6. 2026-06-13
   days on market $140,000 Active 36 DOM
7. 2026-06-13
   days on market $140,000 Active 35 DOM
8. 2026-06-09
   days on market $140,000 Active 32 DOM
9. 2026-06-08
   days on market $140,000 Active 31 DOM
10. 2026-06-07
    days on market $140,000 Active 30 DOM
11. 2026-06-04
    days on market $140,000 Active 27 DOM
12. 2026-06-03
    days on market $140,000 Active 26 DOM
13. 2026-06-02
    days on market $140,000 Active 25 DOM
14. 2026-06-01
    days on market $140,000 Active 24 DOM
15. 2026-05-31
    days on market $140,000 Active 23 DOM
16. 2026-05-08
    listed $150,000 Active 685-char remark

    Show marketing remark (685 chars)

    Welcome home to comfort, convenience, and effortless living! This inviting 2-bedroom, 1-bath home offers a smooth, functional layout designed for everyday ease. Enjoy the warmth of hardwood floors and an abundance of natural daylight that fills each space. Main floor laundry adds to the home's practicality, while the low-maintenance yard and fully fenced backyard make outdoor living simple and enjoyable. A 2-car detached garage provides plenty of space for parking, storage, or hobbies. Ideally located with quick access to major highways, this home is perfect for those seeking both comfort and convenience. Don't miss your chance to see it in person--schedule your showing today!

17. 2026-05-08
    listed $150,000 Active

    Show marketing remark (685 chars)

    Welcome home to comfort, convenience, and effortless living! This inviting 2-bedroom, 1-bath home offers a smooth, functional layout designed for everyday ease. Enjoy the warmth of hardwood floors and an abundance of natural daylight that fills each space. Main floor laundry adds to the home's practicality, while the low-maintenance yard and fully fenced backyard make outdoor living simple and enjoyable. A 2-car detached garage provides plenty of space for parking, storage, or hobbies. Ideally located with quick access to major highways, this home is perfect for those seeking both comfort and convenience. Don't miss your chance to see it in person--schedule your showing today!

18. 2026-05-08
    listed $150,000 Active 685-char remark

    Show marketing remark (685 chars)

    Welcome home to comfort, convenience, and effortless living! This inviting 2-bedroom, 1-bath home offers a smooth, functional layout designed for everyday ease. Enjoy the warmth of hardwood floors and an abundance of natural daylight that fills each space. Main floor laundry adds to the home's practicality, while the low-maintenance yard and fully fenced backyard make outdoor living simple and enjoyable. A 2-car detached garage provides plenty of space for parking, storage, or hobbies. Ideally located with quick access to major highways, this home is perfect for those seeking both comfort and convenience. Don't miss your chance to see it in person--schedule your showing today!

19. 2026-05-06
    historical $150,000 685-char remark

    Show marketing remark (685 chars)

    Welcome home to comfort, convenience, and effortless living! This inviting 2-bedroom, 1-bath home offers a smooth, functional layout designed for everyday ease. Enjoy the warmth of hardwood floors and an abundance of natural daylight that fills each space. Main floor laundry adds to the home's practicality, while the low-maintenance yard and fully fenced backyard make outdoor living simple and enjoyable. A 2-car detached garage provides plenty of space for parking, storage, or hobbies. Ideally located with quick access to major highways, this home is perfect for those seeking both comfort and convenience. Don't miss your chance to see it in person--schedule your showing today!

20. 2026-05-06
    historical $150,000

    Show marketing remark (685 chars)

    Welcome home to comfort, convenience, and effortless living! This inviting 2-bedroom, 1-bath home offers a smooth, functional layout designed for everyday ease. Enjoy the warmth of hardwood floors and an abundance of natural daylight that fills each space. Main floor laundry adds to the home's practicality, while the low-maintenance yard and fully fenced backyard make outdoor living simple and enjoyable. A 2-car detached garage provides plenty of space for parking, storage, or hobbies. Ideally located with quick access to major highways, this home is perfect for those seeking both comfort and convenience. Don't miss your chance to see it in person--schedule your showing today!

21. 2023-07-12
    soldstatus $102,000
22. 2023-03-22
    status Pending
23. 2023-03-22
    soldstatus $102,000 Sold
24. 2023-03-22
    soldstatus $102,000 Closed
25. 2023-02-28
    historical Accepting Backup Offers
26. 2023-02-28
    historical Accepting Backup Offers
27. 2023-02-09
    price $107,700
28. 2023-02-08
    price $107,700
29. 2023-01-13
    listed $109,700 Active
30. 2023-01-13
    listed $109,700 Active
31. 2022-03-02
    soldstatus $90,000
32. 2022-02-28
    soldstatus $90,000 Sold
33. 2022-02-28
    soldstatus $90,000 Closed
34. 2022-02-01
    status Pending
35. 2022-02-01
    status Pending
36. 2022-01-31
    listed $90,000 Active
37. 2022-01-31
    listed $90,000 Active
38. 1992-01-31
    soldstatus $34,500

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $170/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 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,053
• − Mortgage interest: −$7,002
• − Property taxes: −$2,046
• − Insurance: −$625
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,636
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,691/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: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 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): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+334.8% since first listed

23 events — show timeline

• 2026-05-08 Listed $150,000 REALCOMP
• 2026-05-08 Listed $150,000 SW Michigan MLS
• 2026-05-08 Listed $150,000 MiRealSource-MiMLS
• 2026-05-06 Coming Soon $150,000 MiRealSource-MiMLS
• 2026-05-06 Coming Soon $150,000 SW Michigan MLS
• 2023-07-12 Sold (Public Records) $102,000 Public Records
• 2023-03-22 Pending — REALCOMP
• 2023-03-22 Sold (MLS) $102,000 MiRealSource-MiMLS
• 2023-03-22 Sold (MLS) $102,000 REALCOMP
• 2023-02-28 Contingent — MiRealSource-MiMLS
• 2023-02-28 Contingent — REALCOMP
• 2023-02-09 Price Changed $107,700 MiRealSource-MiMLS
• 2023-02-08 Price Changed $107,700 REALCOMP
• 2023-01-13 Listed $109,700 MiRealSource-MiMLS
• 2023-01-13 Listed $109,700 REALCOMP
• 2022-03-02 Sold (Public Records) $90,000 Public Records
• 2022-02-28 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2022-02-28 Sold (MLS) $90,000 REALCOMP
• 2022-02-01 Pending — MiRealSource-MiMLS
• 2022-02-01 Pending — REALCOMP
• 2022-01-31 Listed $90,000 MiRealSource-MiMLS
• 2022-01-31 Listed $90,000 REALCOMP
• 1992-01-31 Sold (Public Records) $34,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,046 · -26.8% YoY. Source: county tax records.