9216 Nathaline · Dearborn Heights, MI 48239

$196,600

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 6 Days on market

Built 1954 6,970 sqft lot $185/sqft · at area comps Est $187k · at est.

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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 +14.7/30.0
• ARV discount +5.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1,000 + -square-foot ranch offers newer flooring throughout and has been impeccably maintained. Situated on a beautifully landscaped, fenced-in corner lot, it features a 2-car garage and extra space. The finished basement boasts extra-high ceilings. This well-cared-for home is ready for its next owner. Please note: a handful of flowers will be removed at the time of sale.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Block foundation; Has home warranty
• Exterior features: Paved road access; Lot approximately 0.16 acres (55 x 126.69)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $50 ($598/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 $178k (9.7% below list).
• Recommended offer: $178k (9.7% below list) — sets the bar for 1% rule.

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+.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,586 (9.7% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $187,378
• List price: $196,600
• Delta: 4.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9010 Leverne	0.27mi	3/1.0	1,020 (-4%)	2mo	$220,000	$216	75
9624 Nathaline	0.26mi	3/1.0	1,019 (-4%)	3mo	$209,000	$205	74
9983 Hemingway	0.41mi	3/1.0	1,059 (-0%)	3mo	$149,000	$141	74
9560 Nathaline	0.20mi	4/1.5 (+1)	1,125 (+6%)	1mo	$142,500	$127	73
9656 Sioux	0.31mi	4/1.0 (+1)	1,116 (+5%)	2mo	$147,500	$132	67
9130 Kinloch	0.40mi	3/1.5	1,144 (+8%)	3mo	$123,000	$108	64
9370 Gillman St	0.74mi	3/1.5	1,058 (-1%)	2mo	$210,000	$198	61
9636 Centralia	0.62mi	3/1.0	1,043 (-2%)	4mo	$135,000	$129	61
9964 Norborne	0.62mi	3/1.0	1,033 (-3%)	5mo	$125,900	$122	58
9960 Rockland	0.48mi	3/2.0	937 (-12%)	2mo	$150,000	$160	56
26388 Ann Arbor Trl	0.62mi	3/1.5	1,194 (+12%)	1mo	$270,000	$226	48
28070 W Chicago St	0.73mi	4/2.0 (+1)	974 (-8%)	2mo	$295,000	$303	46

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-28,211
• Equity at exit: $29,314

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-18,535
• Equity at exit: $16,998

Cash invested: $55,048 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,031
• Tax from tax record: −$240 /mo · $2,882/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $50

Break-even live

Break-even rent $1,713

Max offer price $196,600

Occupancy floor 92%

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: $49,150
• Closing costs: $5,898
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	0.65mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	0.94mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	1.00mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.06mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	1.16mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	14d	1	1.21mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	1.39mi

Listing history 25 events

1. 2026-05-13
   status Pending 399-char remark

   Show marketing remark (399 chars)

   This charming 3-bedroom, 1,000 + -square-foot ranch offers newer flooring throughout and has been impeccably maintained. Situated on a beautifully landscaped, fenced-in corner lot, it features a 2-car garage and extra space. The finished basement boasts extra-high ceilings. This well-cared-for home is ready for its next owner. Please note: a handful of flowers will be removed at the time of sale.

2. 2026-05-13
   status Pending 399-char remark

   Show marketing remark (399 chars)

   This charming 3-bedroom, 1,000 + -square-foot ranch offers newer flooring throughout and has been impeccably maintained. Situated on a beautifully landscaped, fenced-in corner lot, it features a 2-car garage and extra space. The finished basement boasts extra-high ceilings. This well-cared-for home is ready for its next owner. Please note: a handful of flowers will be removed at the time of sale.

3. 2026-05-08
   listed $196,600 Active 399-char remark

   Show marketing remark (399 chars)

   This charming 3-bedroom, 1,000 + -square-foot ranch offers newer flooring throughout and has been impeccably maintained. Situated on a beautifully landscaped, fenced-in corner lot, it features a 2-car garage and extra space. The finished basement boasts extra-high ceilings. This well-cared-for home is ready for its next owner. Please note: a handful of flowers will be removed at the time of sale.

4. 2026-05-08
   listed $196,600 Active 399-char remark

   Show marketing remark (399 chars)

   This charming 3-bedroom, 1,000 + -square-foot ranch offers newer flooring throughout and has been impeccably maintained. Situated on a beautifully landscaped, fenced-in corner lot, it features a 2-car garage and extra space. The finished basement boasts extra-high ceilings. This well-cared-for home is ready for its next owner. Please note: a handful of flowers will be removed at the time of sale.

5. 2026-05-04
   historical $196,600 399-char remark

   Show marketing remark (399 chars)

   This charming 3-bedroom, 1,000 + -square-foot ranch offers newer flooring throughout and has been impeccably maintained. Situated on a beautifully landscaped, fenced-in corner lot, it features a 2-car garage and extra space. The finished basement boasts extra-high ceilings. This well-cared-for home is ready for its next owner. Please note: a handful of flowers will be removed at the time of sale.

6. 2014-07-25
   soldstatus $87,000

   Show marketing remark (324 chars)

   PROPERTY ELIGIBLE FREDDIE MAC FIRST LOOK THROUGH 02/13/14. SELLER IS OFFERING OWNER OCCUPIED UP TO $500 TOWARDS BUYERS PURCHASE OF A HOME WARRANTY OF CHOICE. CONTRACTS SUBJECT TO BANK ADDEN. AS IS SALE. THREE BEDROOM RANCH BRICK EXTERIOR WITH FINISHED BASEMENT, 2 FULL BATHROOM, WELL MAINTAINED, UPDATED APPLIANCES INCLUDED.

7. 2014-07-25
   soldstatus $87,000

   Show marketing remark (324 chars)

   PROPERTY ELIGIBLE FREDDIE MAC FIRST LOOK THROUGH 02/13/14. SELLER IS OFFERING OWNER OCCUPIED UP TO $500 TOWARDS BUYERS PURCHASE OF A HOME WARRANTY OF CHOICE. CONTRACTS SUBJECT TO BANK ADDEN. AS IS SALE. THREE BEDROOM RANCH BRICK EXTERIOR WITH FINISHED BASEMENT, 2 FULL BATHROOM, WELL MAINTAINED, UPDATED APPLIANCES INCLUDED.

8. 2014-01-24
   listed $89,900

   Show marketing remark (324 chars)

   PROPERTY ELIGIBLE FREDDIE MAC FIRST LOOK THROUGH 02/13/14. SELLER IS OFFERING OWNER OCCUPIED UP TO $500 TOWARDS BUYERS PURCHASE OF A HOME WARRANTY OF CHOICE. CONTRACTS SUBJECT TO BANK ADDEN. AS IS SALE. THREE BEDROOM RANCH BRICK EXTERIOR WITH FINISHED BASEMENT, 2 FULL BATHROOM, WELL MAINTAINED, UPDATED APPLIANCES INCLUDED.

9. 2014-01-24
   listed $89,900

   Show marketing remark (324 chars)

   PROPERTY ELIGIBLE FREDDIE MAC FIRST LOOK THROUGH 02/13/14. SELLER IS OFFERING OWNER OCCUPIED UP TO $500 TOWARDS BUYERS PURCHASE OF A HOME WARRANTY OF CHOICE. CONTRACTS SUBJECT TO BANK ADDEN. AS IS SALE. THREE BEDROOM RANCH BRICK EXTERIOR WITH FINISHED BASEMENT, 2 FULL BATHROOM, WELL MAINTAINED, UPDATED APPLIANCES INCLUDED.

10. 2013-09-19
    historical
11. 2013-09-19
    historical
12. 2013-05-04
    listed $62,900
13. 2013-05-04
    listed $62,900
14. 2013-04-11
    historical
15. 2013-04-11
    historical
16. 2013-04-11
    historical
17. 2012-10-03
    listed $49,900
18. 2012-10-02
    listed $49,900
19. 2012-08-04
    listed $54,900
20. 2007-05-29
    soldstatus $142,500
21. 2007-05-02
    soldstatus $142,500
22. 2006-08-03
    listed $144,900
23. 2003-11-14
    soldstatus $134,000
24. 2003-09-15
    soldstatus $134,000
25. 2003-06-23
    listed $134,900

ⓘ 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: $2,882 · $240/mo
• Projected year-2 tax: $2,955 · $246/mo
• Expected delta: +$73/yr (+$6/mo · 2.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,310
• − Mortgage interest: −$11,013
• − Property taxes: −$2,882
• − Insurance: −$983
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$5,719
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,245/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 36,976
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+59.4% since first listed

28 events — show timeline

• 2026-06-15 Sold (MLS) $215,000 REALCOMP
• 2026-06-15 Sold (MLS) $215,000 MiRealSource-MiMLS
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-12 Listing Removed — REALCOMP
• 2026-05-08 Listed $196,600 MiRealSource-MiMLS
• 2026-05-08 Listed $196,600 REALCOMP
• 2026-05-04 Coming Soon $196,600 MiRealSource-MiMLS
• 2014-07-25 Sold (MLS) $87,000 REALCOMP
• 2014-07-25 Sold (MLS) $87,000 MiRealSource-MiMLS
• 2014-01-24 Listed $89,900 REALCOMP
• 2014-01-24 Listed $89,900 MiRealSource-MiMLS
• 2013-09-19 Listing Removed — MiRealSource-MiMLS
• 2013-09-19 Listing Removed — REALCOMP
• 2013-05-04 Listed $62,900 MiRealSource-MiMLS
• 2013-05-04 Listed $62,900 REALCOMP
• 2013-04-11 Listing Removed — REALCOMP
• 2013-04-11 Listing Removed — MiRealSource-MiMLS
• 2013-04-11 Listing Removed — REALCOMP
• 2012-10-03 Listed $49,900 MiRealSource-MiMLS
• 2012-10-02 Listed $49,900 REALCOMP
• 2012-08-04 Listed $54,900 REALCOMP
• 2007-05-29 Sold (Public Records) $142,500 Public Records
• 2007-05-02 Sold (MLS) $142,500 REALCOMP
• 2006-08-03 Listed $144,900 REALCOMP
• 2003-11-14 Sold (Public Records) $134,000 Public Records
• 2003-09-15 Sold (MLS) $134,000 REALCOMP
• 2003-06-23 Listed $134,900 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $2,882 · +2.6% YoY. Source: county tax records.