30791 Alger St · Madison Heights, MI 48071

$143,900

3 bd · 1.0 ba · 748 sqft · SingleFamily public records · 25 Days on market

Built 1926 5,227 sqft lot $192/sqft · 12% below area Est $164k · 12% 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 +23.3/30.0
• ARV discount +13.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

Key facts

• Updated kitchen
• 5,227 sq ft lot
• 2 garage spots

Tags

• UPDATED KITCHEN
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $142k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.7% in Madison 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 81/100 on livability (#62 in MI, #1,347 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D.
• Lamphere Public Schools (suburban): math 28% / reading 49% proficiency, ranked #235 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 135 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $995 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 25 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 $85k; list at $144k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,741 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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. 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?
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: 1.19% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (median comp): $164,001
• List price: $143,900
• Delta: -12.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30752 Brush St	0.09mi	2/1.0 (-1)	800 (+7%)	1mo	$143,000	$179	78
30769 Brush St	0.07mi	3/1.0	806 (+8%)	7mo	$153,000	$190	78
30152 Brush St	0.37mi	2/1.0 (-1)	754 (+1%)	15mo	$180,000	$239	64
30240 Alger Blvd	0.28mi	2/1.0 (-1)	754 (+1%)	22mo	$204,000	$271	62

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,752
• Equity at exit: $21,456

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $14,763
• Equity at exit: $12,442

Cash invested: $40,292 (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 48071

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$755
• Tax from tax record: −$269 /mo · $3,230/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $264

Break-even live

Break-even rent $1,372

Max offer price $143,900

Occupancy floor 80%

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E Thirteen Mile Rd Madison Heights, MI	1.0–2.0	1.0–1.5	950	$1,775	$1.87	2d	1	0.28mi
31430 John R Rd Madison Heights, MI	1.0–2.0	1.0	870	$1,335	$1.53	43d	1	0.39mi
32000 Concord Dr Madison Heights, MI	1.0–2.0	1.0	737	$1,315	$1.78	2d	14	0.63mi
1545 E Thirteen Mile Rd Madison Heights, MI	2.0	1.0–2.0	870	$1,910	$2.20	3d	14	0.90mi
32650 Stephenson Hwy Madison Heights, MI	2.0	1.0–2.0	617	$1,695	$2.74	2d	18	0.94mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	1d	4	1.50mi

Listing history 37 events

1. 2026-05-04
   status Pending 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

2. 2026-05-04
   status Pending 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

3. 2026-04-25
   price $143,900 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

4. 2026-04-24
   price $143,900 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

5. 2026-04-15
   status Active 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

6. 2026-04-15
   status Active 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

7. 2026-04-06
   status Pending 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

8. 2026-04-06
   status Pending 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

9. 2026-03-31
   listed $145,000 Active 562-char remark

   Show marketing remark (562 chars)

   This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

10. 2026-03-31
    listed $145,000 Active 562-char remark

    Show marketing remark (562 chars)

    This move-in-ready Madison Heights ranch at 30791 Alger St offers 748 square feet of beautifully refreshed living space. The interior shines with fresh paint and brand-new carpeting throughout both bedrooms and the main living area. Featuring an updated kitchen and a clean, modern layout, this home is as functional as it is charming. Outside, the property includes a rare detached two-car garage, providing ample storage or workspace. Perfectly updated and low-maintenance, this home is an ideal find for those seeking a turn-key starter or a solid investment.

11. 2024-03-29
    historical $1,275
12. 2024-03-23
    historical $1,275
13. 2024-03-13
    price $1,275
14. 2024-03-12
    price $1,275
15. 2024-03-01
    price $1,350
16. 2024-02-29
    price $1,350
17. 2024-02-13
    price $1,395
18. 2024-02-01
    listed $1,495
19. 2024-01-25
    listed $1,495
20. 2022-02-08
    price $1,495
21. 2021-08-31
    status Pending
22. 2021-08-31
    status Pending
23. 2021-08-30
    soldstatus $85,000 Sold
24. 2021-08-30
    soldstatus $85,000 Closed
25. 2021-08-03
    historical Accepting Backup Offers
26. 2021-08-03
    historical Accepting Backup Offers
27. 2021-07-21
    price $99,900
28. 2021-07-21
    price $99,900
29. 2021-06-07
    status Active
30. 2021-06-07
    status Active
31. 2021-06-03
    historical Accepting Backup Offers
32. 2021-06-03
    historical Accepting Backup Offers
33. 2021-05-29
    listed $129,900 Active
34. 2021-05-29
    listed $129,900 Active
35. 2021-05-28
    historical $129,900
36. 2021-05-28
    historical $129,900
37. 1989-07-27
    soldstatus $35,000

ⓘ 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: $3,230 · $269/mo
• Projected year-2 tax: $3,230 · $269/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,471
• − Mortgage interest: −$8,061
• − Property taxes: −$3,230
• − Insurance: −$720
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,186
• Taxable income: $1,000
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,927/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: Lamphere Public Schools
• NCES district ID: 2621120
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,993
• Composite: 32.69/100
• National rank: #5649
• State rank: #235 of 540 in MI

Livability — Madison Heights

• Score: 81/100
• State rank: #62
• US rank: #1347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison Heights, MI
• County: Oakland County · 1,009,092 people
• City population: 28,419
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 28,419
• Household income: $69,503
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 786.0

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 White (79%)
• Race & ethnicity: White 79% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 3% Other Indo-European 3% Arabic 2%

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: ▼ -275.69%
• Current HPI: 243.4861
• Rent YoY: ▲ 2.81%
• 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

+311.1% since first listed

37 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-25 Price Changed $143,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $143,900 REALCOMP
• 2026-04-15 Relisted — REALCOMP
• 2026-04-15 Relisted — MiRealSource-MiMLS
• 2026-04-06 Pending — REALCOMP
• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-03-31 Listed $145,000 MiRealSource-MiMLS
• 2026-03-31 Listed $145,000 REALCOMP
• 2024-03-29 Rental Removed $1,275 RENT.
• 2024-03-23 Rental Removed $1,275 REALCOMP
• 2024-03-13 Price Changed $1,275 REALCOMP
• 2024-03-12 Price Changed $1,275 RENT.
• 2024-03-01 Price Changed $1,350 REALCOMP
• 2024-02-29 Price Changed $1,350 RENT.
• 2024-02-13 Price Changed $1,395 REALCOMP
• 2024-02-01 Listed for Rent $1,495 RENT.
• 2024-01-25 Listed for Rent $1,495 REALCOMP
• 2022-02-08 Price Changed $1,495 RENT.
• 2021-08-31 Pending — MiRealSource-MiMLS
• 2021-08-31 Pending — REALCOMP
• 2021-08-30 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2021-08-30 Sold (MLS) $85,000 REALCOMP
• 2021-08-03 Contingent — MiRealSource-MiMLS
• 2021-08-03 Contingent — REALCOMP
• 2021-07-21 Price Changed $99,900 MiRealSource-MiMLS
• 2021-07-21 Price Changed $99,900 REALCOMP
• 2021-06-07 Relisted — MiRealSource-MiMLS
• 2021-06-07 Relisted — REALCOMP
• 2021-06-03 Contingent — MiRealSource-MiMLS
• 2021-06-03 Contingent — REALCOMP
• 2021-05-29 Listed $129,900 MiRealSource-MiMLS
• 2021-05-29 Listed $129,900 REALCOMP
• 2021-05-28 Coming Soon $129,900 MiRealSource-MiMLS
• 2021-05-28 Coming Soon $129,900 REALCOMP
• 1989-07-27 Sold (Public Records) $35,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,230 · -17.6% YoY. Source: county tax records.