9960 Rockland · Dearborn Heights, MI 48239

$150,000

3 bd · 1.0 ba · 937 sqft · SingleFamily public records · 8 Days on market

Built 1951 5,227 sqft lot Est $150k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Charming home with solid bones and plenty of potential! This property is in livable condition and offers a great opportunity for cosmetic updates to build instant equity. Priced below market value, making it ideal for investors, flippers, or owner-occupants looking to customize a home to their taste. Land contract terms available - perfect for buyers ready to put in some work and make it their own.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.0% 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+.
• 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; 5 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 $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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1951 — 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: 1.15% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $149,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9960 Rockland	0.00mi	3/2.0	937 (0%)	2mo	$150,000	$160	95
9648 Nathaline Ave	0.31mi	3/1.0	894 (-5%)	4mo	$145,000	$162	75
9640 Nathaline	0.32mi	3/1.0	894 (-5%)	5mo	$125,000	$140	74
9964 Norborne	0.18mi	3/1.0	1,033 (+10%)	5mo	$125,900	$122	70
11756 Berwyn	0.45mi	2/1.5 (-1)	930 (-1%)	2mo	$167,500	$180	69
9624 Nathaline	0.32mi	3/1.0	1,019 (+9%)	3mo	$209,000	$205	68
9983 Hemingway	0.21mi	3/1.0	1,059 (+13%)	3mo	$149,000	$141	66
9636 Centralia	0.26mi	3/1.0	1,043 (+11%)	4mo	$135,000	$129	66
11757 Eileen	0.45mi	3/1.0	1,040 (+11%)	0mo	$220,000	$212	60
9010 Leverne	0.60mi	3/1.0	1,020 (+9%)	2mo	$220,000	$216	56
11748 Leverne	0.43mi	3/1.5	1,075 (+15%)	4mo	$142,000	$132	50
12135 Leverne	0.59mi	2/1.5 (-1)	1,050 (+12%)	6mo	$167,000	$159	40

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,189
• Equity at exit: $22,365

10-year hold

• IRR: 12.9%
• Equity multiple: 2.04×
• Total profit: $43,577
• Equity at exit: $12,969

Cash invested: $42,000 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$787
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $457

Break-even live

Break-even rent $1,144

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	0.58mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	0.90mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.13mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	1.17mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	1.21mi

Listing history 5 events

1. 2026-04-09
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Charming home with solid bones and plenty of potential! This property is in livable condition and offers a great opportunity for cosmetic updates to build instant equity. Priced below market value, making it ideal for investors, flippers, or owner-occupants looking to customize a home to their taste. Land contract terms available - perfect for buyers ready to put in some work and make it their own.

2. 2026-04-09
   status Pending

   Show marketing remark (401 chars)

   Charming home with solid bones and plenty of potential! This property is in livable condition and offers a great opportunity for cosmetic updates to build instant equity. Priced below market value, making it ideal for investors, flippers, or owner-occupants looking to customize a home to their taste. Land contract terms available - perfect for buyers ready to put in some work and make it their own.

3. 2026-04-02
   listed $150,000 Active

   Show marketing remark (401 chars)

   Charming home with solid bones and plenty of potential! This property is in livable condition and offers a great opportunity for cosmetic updates to build instant equity. Priced below market value, making it ideal for investors, flippers, or owner-occupants looking to customize a home to their taste. Land contract terms available - perfect for buyers ready to put in some work and make it their own.

4. 2026-04-02
   listed $150,000 Active 401-char remark

   Show marketing remark (401 chars)

   Charming home with solid bones and plenty of potential! This property is in livable condition and offers a great opportunity for cosmetic updates to build instant equity. Priced below market value, making it ideal for investors, flippers, or owner-occupants looking to customize a home to their taste. Land contract terms available - perfect for buyers ready to put in some work and make it their own.

5. 2026-04-01
   historical $150,000 401-char remark

   Show marketing remark (401 chars)

   Charming home with solid bones and plenty of potential! This property is in livable condition and offers a great opportunity for cosmetic updates to build instant equity. Priced below market value, making it ideal for investors, flippers, or owner-occupants looking to customize a home to their taste. Land contract terms available - perfect for buyers ready to put in some work and make it their own.

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$825/yr (+$69/mo · 125.2%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,676
• − Mortgage interest: −$8,402
• − Property taxes: −$659
• − Insurance: −$750
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,364
• Taxable income: $3,193
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $4,719/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: 61,771
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-09 Pending — MiRealSource-MiMLS
• 2026-04-09 Pending — REALCOMP
• 2026-04-02 Listed $150,000 REALCOMP
• 2026-04-02 Listed $150,000 MiRealSource-MiMLS
• 2026-04-01 Coming Soon $150,000 MiRealSource-MiMLS

Property tax history

-6.6%/yr

Latest (2025): $659 · -66.7% YoY. Source: county tax records.