27223 Adelein Dr · Southfield, MI 48033

$129,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 37 Days on market

Built 1971 5,663 sqft lot $155/sqft · 16% below area Est $155k · 16% under

---

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 +15.6/30.0
• ARV discount +14.7/15.0
• 1% rule +5.4/10.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures - ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Natural light

Tags

• REMODELED KITCHEN
• UPDATED FLOORING
• OPEN-CONCEPT LAYOUT
• REMODELED BATHROOM
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $55 ($664/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.4% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.0%/yr); 80 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $898 of loan paydown is wiped out by about $4k 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 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $900; list at $130k implies a 14333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (median comp): $154,518
• List price: $129,900
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22060 Poinciana St	0.08mi	1/1.0 (-1)	870 (+4%)	1mo	$90,000	$103	84
21324 Rensselaer St	0.34mi	2/1.0	840 (0%)	11mo	$147,000	$175	75
22029 Seminole St	0.06mi	2/1.0	904 (+8%)	12mo	$182,000	$201	74
21312 Saint Francis St	0.43mi	2/1.0	840 (0%)	9mo	$95,000	$113	73
20980 Van Buren St	0.62mi	2/1.0	840 (0%)	7mo	$130,000	$155	65
21326 Negaunee St	0.34mi	3/2.0 (+1)	800 (-5%)	6mo	$70,000	$88	62
22023 W Brandon St	0.43mi	3/1.0 (+1)	913 (+9%)	2mo	$248,000	$272	59
21566 Waldron St	0.66mi	2/1.0	783 (-7%)	3mo	$148,000	$189	56
20922 Negaunee St	0.59mi	2/1.0	915 (+9%)	3mo	$169,900	$186	55
21565 Waldron St	0.68mi	2/1.0	865 (+3%)	11mo	$152,000	$176	54
21409 Oxford Ave	0.61mi	2/1.0	720 (-14%)	8mo	$125,000	$174	41
21531 Collingham Ave	0.62mi	3/1.5 (+1)	958 (+14%)	11mo	$210,000	$219	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-21,381
• Equity at exit: $19,369

10-year hold

• IRR: -17.0%
• Equity multiple: 0.20×
• Total profit: $-28,965
• Equity at exit: $11,231

Cash invested: $36,372 (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 48033

• Rents YoY: -2.0%
• Active inventory: 80
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$681
• Tax from tax record: −$273 /mo · $3,270/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $55

Break-even live

Break-even rent $1,276

Max offer price $129,900

Occupancy floor 91%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27045 Shiawassee Rd Southfield, MI	3.0	1.0	705	$1,450	$2.06	18d	1	0.32mi
21335 Negaunee Unit 1542196P Southfield, MI	3.0	1.0	850	$3,345	$3.94	5d	1	0.35mi
21337 Inkster Rd Unit (NO) Farmington Hills, MI	2.0	1.0	811	$1,295	$1.60	44d	1	0.36mi
27883 Independence St Farmington Hills, MI	1.0	1.0	750	$975	$1.30	24d	1	0.52mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	15d	1	0.73mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	44d	1	0.73mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	0.85mi
28530 Grayling Ave Farmington Hills, MI	2.0	1.0	600	$1,295	$2.16	24d	1	0.95mi
28532 Grayling Ave Farmington Hills, MI	2.0	1.0	700	$1,395	$1.99	24d	1	0.95mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	1.05mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	44d	10	1.21mi
25400 Basin St Bldg 9 Southfield, MI	1.0	1.0	750	$1,175	$1.57	44d	1	1.27mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	5d	11	1.27mi
23210 Middlebelt Rd Unit 206 Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	44d	1	1.29mi
23210 Middlebelt Rd Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	12d	1	1.29mi
23210 Middlebelt Rd Unit 205 Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	11d	1	1.29mi
23210 Middlebelt Rd Unit 108 Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	5d	1	1.29mi
25340 Shiawassee Cir Unit 208 Southfield, MI	1.0	1.0	575	$1,050	$1.83	18d	1	1.36mi
25304 Shiawassee Cir #105 Southfield, MI	1.0	1.0	700	$1,050	$1.50	44d	1	1.39mi
23237 Tulane Ave Farmington Hills, MI	3.0	1.5	1104	$2,000	$1.81	11d	1	1.40mi
25010 W 8 Mile Rd Southfield, MI	1.0	1.0	820	$1,110	$1.35	2d	2	1.46mi

Listing history 22 events

1. 2026-05-10
   status Pending 748-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

2. 2026-05-10
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

3. 2026-05-04
   price $129,900 748-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

4. 2026-05-04
   price $129,900 752-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

5. 2026-04-19
   price $134,900 748-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

6. 2026-04-19
   price $134,900 752-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

7. 2026-04-03
   listed $139,900 Active 748-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

8. 2026-04-03
   listed $139,900 Active 752-char remark

   Show marketing remark (752 chars)

   Completely remodeled and move-in ready, this stunning Southfield home at 27223 Adelein offers the perfect blend of modern updates and timeless comfort. Every inch has been thoughtfully renovated, featuring a bright, open-concept layout with fresh paint, updated flooring, and stylish finishes throughout. The beautifully updated kitchen boasts sleek countertops, contemporary cabinetry, and modern fixtures—ideal for both everyday living and entertaining. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. The remodeled bathroom showcases a clean and modern design. Conveniently located near shopping, dining, and major freeways, this turnkey home is a rare find in Southfield. Just unpack and enjoy!

9. 2017-11-15
   listed $79,900 Active
10. 2017-11-15
    listed $79,900 Active
11. 2015-09-01
    soldstatus $900
12. 2015-07-31
    historical
13. 2015-07-16
    soldstatus $37,000 Sold
14. 2015-07-16
    soldstatus $37,000
15. 2015-07-16
    listed $900
16. 2015-05-21
    historical
17. 2015-05-21
    historical
18. 2015-05-10
    listed $44,500 Active
19. 2015-03-06
    listed $44,500
20. 1999-04-22
    soldstatus $74,900
21. 1999-02-22
    soldstatus $74,900
22. 1999-01-08
    listed $74,900

ⓘ 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: $3,270 · $273/mo
• Projected year-2 tax: $3,270 · $273/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 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,150
• − Mortgage interest: −$7,276
• − Property taxes: −$3,270
• − Insurance: −$650
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,779
• Taxable loss: −$1,409
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,002/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,277
• Household income: $61,016
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1166.0

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 Black (68%)
• Race & ethnicity: Black 68% White 24% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 1% Arabic 1% Russian/Polish/Slavic 1%

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: ▼ -175.44%
• Current HPI: 187.5011
• Rent YoY: ▼ -1.96%
• 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

+73.4% since first listed

22 events — show timeline

• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-04 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $129,900 REALCOMP
• 2026-04-19 Price Changed $134,900 MiRealSource-MiMLS
• 2026-04-19 Price Changed $134,900 REALCOMP
• 2026-04-03 Listed $139,900 REALCOMP
• 2026-04-03 Listed $139,900 MiRealSource-MiMLS
• 2017-11-15 Listed $79,900 MiRealSource-MiMLS
• 2017-11-15 Listed $79,900 REALCOMP
• 2015-09-01 Sold (MLS) $900 MiRealSource-MiMLS
• 2015-07-31 Listing Removed — MiRealSource-MiMLS
• 2015-07-16 Listed $900 MiRealSource-MiMLS
• 2015-07-16 Sold (MLS) $37,000 MiRealSource-MiMLS
• 2015-07-16 Sold (MLS) $37,000 REALCOMP
• 2015-05-21 Listing Removed — REALCOMP
• 2015-05-21 Listing Removed — MiRealSource-MiMLS
• 2015-05-10 Listed $44,500 REALCOMP
• 2015-03-06 Listed $44,500 MiRealSource-MiMLS
• 1999-04-22 Sold (Public Records) $74,900 Public Records
• 1999-02-22 Sold (MLS) $74,900 REALCOMP
• 1999-01-08 Listed $74,900 REALCOMP

Property tax history

+10.6%/yr

Latest (2025): $3,270 · -17.2% YoY. Source: county tax records.