201 Moss St · Highland Park, MI 48203

$119,900

3 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 118 Days on market

Built 1917 5,227 sqft lot $67/sqft · 16% above area Est $128k · 6% under

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Why this score? — see what drove the B- 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 +28.7/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GEM IN THE HEART OF HIGHLAND PARK! This spacious colonial with SUPERB curb appeal is ready for an investor or homebuyer with a vision! With a little TLC, this is an opportunity to invest in one of the most prominent neighborhoods in Highland Park. With a 2-car garage, 3 bedrooms, and 1700+ sqft, a true visionary can turn this house into a masterpiece! Priced for as-is sale, subject to probate court approval.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1917

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 14.2% in Highland Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 216 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 45% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $6k; list at $120k implies a 2004% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $127,895
• List price: $119,900
• Delta: -6.25%
• 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
161 Eason St	0.10mi	3/2.0	1,848 (+4%)	8mo	$138,000	$75	82
163 Moss St	0.07mi	3/1.0	1,678 (-6%)	4mo	$191,000	$114	80
83 Midland St	0.28mi	3/1.5	1,664 (-6%)	1mo	$150,000	$90	73
225 Moss St	0.04mi	3/1.5	1,654 (-7%)	14mo	$65,000	$39	73
214 Moss St	0.04mi	3/3.5	1,864 (+5%)	15mo	$235,000	$126	72
123 Florence St	0.25mi	3/1.5	1,900 (+7%)	14mo	$92,500	$49	64
44 Grove St	0.39mi	3/1.0	1,646 (-7%)	10mo	$8,000	$5	57
156 Hill St	0.61mi	3/1.5	1,639 (-8%)	11mo	$154,000	$94	48
127 Cedarhurst St	0.71mi	3/2.5	1,752 (-2%)	20mo	$55,000	$31	46
15398 Wabash St	0.67mi	3/2.0	1,836 (+3%)	21mo	$30,000	$16	46
41 Ferris St	0.48mi	4/1.5 (+1)	1,855 (+4%)	22mo	$169,900	$92	45
16189 Inverness St	0.69mi	3/1.5	1,578 (-11%)	18mo	$160,000	$101	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,070
• Equity at exit: $17,877

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $38,012
• Equity at exit: $10,367

Cash invested: $33,572 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $401

Break-even live

Break-even rent $924

Max offer price $119,900

Occupancy floor 67%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	0.25mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	18d	1	0.55mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	43d	1	0.66mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	43d	1	0.91mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	3d	1	0.93mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.18mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	1.18mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	1.19mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.30mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 118 DOM
2. 2026-06-17
   days on market $119,900 Active 117 DOM
3. 2026-06-16
   days on market $119,900 Active 116 DOM
4. 2026-06-15
   days on market $119,900 Active 115 DOM
5. 2026-06-13
   days on market $119,900 Active 113 DOM
6. 2026-06-09
   days on market $119,900 Active 109 DOM
7. 2026-06-08
   days on market $119,900 Active 108 DOM
8. 2026-06-07
   days on market $119,900 Active 107 DOM
9. 2026-06-04
   days on market $119,900 Active 104 DOM
10. 2026-06-03
    days on market $119,900 Active 103 DOM
11. 2026-06-02
    days on market $119,900 Active 102 DOM
12. 2026-06-01
    days on market $119,900 Active 101 DOM
13. 2026-05-31
    days on market $119,900 Active 100 DOM
14. 2026-02-19
    listed $119,900 Active 411-char remark

    Show marketing remark (411 chars)

    GEM IN THE HEART OF HIGHLAND PARK! This spacious colonial with SUPERB curb appeal is ready for an investor or homebuyer with a vision! With a little TLC, this is an opportunity to invest in one of the most prominent neighborhoods in Highland Park. With a 2-car garage, 3 bedrooms, and 1700+ sqft, a true visionary can turn this house into a masterpiece! Priced for as-is sale, subject to probate court approval.

15. 2026-02-19
    listed $119,900 Active 411-char remark

    Show marketing remark (411 chars)

    GEM IN THE HEART OF HIGHLAND PARK! This spacious colonial with SUPERB curb appeal is ready for an investor or homebuyer with a vision! With a little TLC, this is an opportunity to invest in one of the most prominent neighborhoods in Highland Park. With a 2-car garage, 3 bedrooms, and 1700+ sqft, a true visionary can turn this house into a masterpiece! Priced for as-is sale, subject to probate court approval.

16. 2012-10-05
    soldstatus $5,700
17. 2012-10-05
    soldstatus $5,700
18. 2012-09-17
    historical
19. 2012-08-07
    listed $10,000
20. 2012-08-07
    listed $10,000

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$615/yr (+$51/mo · 99.9%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,180
• − Mortgage interest: −$6,716
• − Property taxes: −$616
• − Insurance: −$600
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,488
• Taxable income: $3,012
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $4,089/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+1099.0% since first listed

7 events — show timeline

• 2026-02-19 Listed $119,900 MiRealSource-MiMLS
• 2026-02-19 Listed $119,900 REALCOMP
• 2012-10-05 Sold (MLS) $5,700 REALCOMP
• 2012-10-05 Sold (MLS) $5,700 MiRealSource-MiMLS
• 2012-09-17 Listing Removed — MiRealSource-MiMLS
• 2012-08-07 Listed $10,000 REALCOMP
• 2012-08-07 Listed $10,000 MiRealSource-MiMLS

Property tax history

-7.0%/yr

Latest (2025): $616 · -21.7% YoY. Source: county tax records.