29064 Howard Ave · Madison Heights, MI 48071

$249,900

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 12 Days on market

Built 1958 4,792 sqft lot Est $262k · 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 +21.8/30.0
• ARV discount +9.6/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• 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

Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

Key facts

• Separate bar
• Huge rec area
• Finished basement

Tags

• HARDWOOD FLOORS
• MAPLE CABINETS
• GRANITE COUNTERS
• FINISHED BASEMENT
• HUGE REC AREA
• SEPARATE BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.2% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• At $2,621/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 786% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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 $140k; list at $250k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1958 — 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: 1.05% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29064 Howard Ave	0.00mi	3/2.0	1,736 (+6%)	1mo	$245,000	$141	89
830 Mapleknoll Ave	0.17mi	3/1.5	1,599 (-2%)	2mo	$275,000	$172	84
1205 Jenifer Ave	0.41mi	3/2.0	1,658 (+1%)	2mo	$268,000	$162	77
28447 Brush St	0.55mi	3/2.0	1,659 (+1%)	1mo	$287,500	$173	71
28800 Tawas Ct	0.12mi	3/2.0	1,876 (+14%)	2mo	$225,000	$120	68
1274 Fontaine Ave	0.33mi	3/2.0	1,812 (+11%)	0mo	$321,000	$177	66
29242 Shirley Ave	0.30mi	3/1.0	1,826 (+12%)	1mo	$265,000	$145	62
28460 Herbert St	0.35mi	3/1.5	1,808 (+10%)	4mo	$221,500	$123	61
27604 Rialto St	0.71mi	3/1.5	1,680 (+3%)	1mo	$240,000	$143	60
942 E Gardenia Ave	0.59mi	3/1.5	1,780 (+9%)	2mo	$235,000	$132	55
27807 Delton St	0.67mi	3/2.0	1,502 (-8%)	1mo	$240,000	$160	54
1594 Harvard Dr	0.56mi	3/2.5	1,847 (+13%)	0mo	$415,000	$225	50

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-16,275
• Equity at exit: $37,261

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $15,649
• Equity at exit: $21,607

Cash invested: $69,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,621 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$268 /mo · $3,215/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $388

Break-even live

Break-even rent $2,130

Max offer price $249,900

Occupancy floor 80%

Sensitivity live

Price	-10% $529	-5% $459	+0% $388	+5% $317	+10% $246
Rent	-10% $181	-5% $284	+0% $388	+5% $491	+10% $595
Rate	-1.0pp $514	-0.5pp $451	base $388	+0.5pp $323	+1.0pp $257

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 E 12 Mile Rd Madison Heights, MI	3.0	1.0	1700	$4,000	$2.35	2d	1	0.12mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	18d	1	0.34mi
29607 Howard Ave Madison Heights, MI	3.0	2.5	1956	$1,950	$1.00	44d	1	0.37mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	44d	1	0.53mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	2d	4	0.59mi
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	22d	1	0.85mi
300 E Thirteen Mile Rd Madison Heights, MI	2.0	1.5	1350	$1,475	$1.09	18d	1	0.91mi
324 E Thirteen Mile Rd Madison Heights, MI	1.0–2.0	1.0–1.5	950	$1,775	$1.87	3d	1	0.99mi
1545 E Thirteen Mile Rd Madison Heights, MI	2.0	1.0–2.0	870	$1,910	$2.20	4d	14	1.08mi
28222 Saint Louise Dr Warren, MI	3.0	2.0	1600	$5,500	$3.44	2d	1	1.08mi
317 E Irving Ave Madison Heights, MI	2.0	2.5	1560	$2,700	$1.73	2d	1	1.22mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$2,085	$1.99	2d	7	1.35mi
28439 Wexford Dr Warren, MI	3.0	1.5	1253	$2,099	$1.68	25d	1	1.47mi

Listing history 25 events

1. 2026-04-28
   status Pending 587-char remark

   Show marketing remark (587 chars)

   Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

2. 2026-04-28
   status Pending

   Show marketing remark (587 chars)

   Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

3. 2026-04-21
   historical Accepting Backup Offers 587-char remark

   Show marketing remark (587 chars)

   Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

4. 2026-04-21
   historical Active Under Contract

   Show marketing remark (587 chars)

   Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

5. 2026-04-16
   listed $249,900 Active

   Show marketing remark (587 chars)

   Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

6. 2026-04-16
   listed $249,900 Active 587-char remark

   Show marketing remark (587 chars)

   Cute 3 bedroom, 2 bath ranch in Madison Heights. Spacious front living room with hardwood floors. Large eat-in kitchen with maple cabinets, granite counters and white appliances all included. Three bedrooms on the first floor and an updated main bath. Nicely finished basement includes a huge rec area, a separate bar with stools that stay, a second full bath, a laundry room with a new washing machine in 2025, and storage. Covered front porch and a fenced backyard with a shed. Updated PVC sewer line from the house to the street. Replacement windows. Central Air. Immediate occupancy.

7. 2016-11-02
   soldstatus $140,000
8. 2016-10-17
   soldstatus $140,000 Sold 538-char remark

   Show marketing remark (538 chars)

   3 bedroom 2 full bath updated and well maintained ranch with finished basement. Nothing to do here but move in! All appliances will say with sale. Beautiful kitchen with granite counter tops and recess lighting. 2 full updated bathrooms with ceramic tile and granite style sinks. This home features mainly all hardwood floors on first floor, ceramic tile in baths and carpet & laminate in lower level, newer roof, all new plumbing, spray foam insulation in basement and new blown insulation in attic. Large shed will stay with sale.

9. 2016-10-17
   soldstatus $140,000 Closed

   Show marketing remark (538 chars)

   3 bedroom 2 full bath updated and well maintained ranch with finished basement. Nothing to do here but move in! All appliances will say with sale. Beautiful kitchen with granite counter tops and recess lighting. 2 full updated bathrooms with ceramic tile and granite style sinks. This home features mainly all hardwood floors on first floor, ceramic tile in baths and carpet & laminate in lower level, newer roof, all new plumbing, spray foam insulation in basement and new blown insulation in attic. Large shed will stay with sale.

10. 2016-09-04
    status Pending

    Show marketing remark (538 chars)

    3 bedroom 2 full bath updated and well maintained ranch with finished basement. Nothing to do here but move in! All appliances will say with sale. Beautiful kitchen with granite counter tops and recess lighting. 2 full updated bathrooms with ceramic tile and granite style sinks. This home features mainly all hardwood floors on first floor, ceramic tile in baths and carpet & laminate in lower level, newer roof, all new plumbing, spray foam insulation in basement and new blown insulation in attic. Large shed will stay with sale.

11. 2016-09-04
    status Pending 538-char remark

    Show marketing remark (538 chars)

    3 bedroom 2 full bath updated and well maintained ranch with finished basement. Nothing to do here but move in! All appliances will say with sale. Beautiful kitchen with granite counter tops and recess lighting. 2 full updated bathrooms with ceramic tile and granite style sinks. This home features mainly all hardwood floors on first floor, ceramic tile in baths and carpet & laminate in lower level, newer roof, all new plumbing, spray foam insulation in basement and new blown insulation in attic. Large shed will stay with sale.

12. 2016-08-19
    listed $149,500 Active

    Show marketing remark (538 chars)

    3 bedroom 2 full bath updated and well maintained ranch with finished basement. Nothing to do here but move in! All appliances will say with sale. Beautiful kitchen with granite counter tops and recess lighting. 2 full updated bathrooms with ceramic tile and granite style sinks. This home features mainly all hardwood floors on first floor, ceramic tile in baths and carpet & laminate in lower level, newer roof, all new plumbing, spray foam insulation in basement and new blown insulation in attic. Large shed will stay with sale.

13. 2016-08-19
    listed $149,500 Active 538-char remark

    Show marketing remark (538 chars)

    3 bedroom 2 full bath updated and well maintained ranch with finished basement. Nothing to do here but move in! All appliances will say with sale. Beautiful kitchen with granite counter tops and recess lighting. 2 full updated bathrooms with ceramic tile and granite style sinks. This home features mainly all hardwood floors on first floor, ceramic tile in baths and carpet & laminate in lower level, newer roof, all new plumbing, spray foam insulation in basement and new blown insulation in attic. Large shed will stay with sale.

14. 2005-04-20
    soldstatus $135,000
15. 2005-04-15
    soldstatus $135,000
16. 2005-04-15
    soldstatus $135,000
17. 2005-04-04
    historical
18. 2005-03-03
    listed $134,999
19. 2005-03-02
    listed $134,999
20. 2004-08-19
    soldstatus $119,000
21. 2004-07-26
    soldstatus $119,000
22. 2004-07-24
    soldstatus $119,000
23. 2004-07-19
    historical
24. 2004-04-13
    listed $119,900
25. 2004-04-13
    listed $119,900

ⓘ 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: $3,215 · $268/mo
• Projected year-2 tax: $3,532 · $294/mo
• Expected delta: +$317/yr (+$26/mo · 9.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,450
• − Mortgage interest: −$13,998
• − Property taxes: −$3,215
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − Depreciation: −$7,270
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $4,491/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

+108.4% since first listed

25 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-21 Contingent — MiRealSource-MiMLS
• 2026-04-21 Contingent — REALCOMP
• 2026-04-16 Listed $249,900 REALCOMP
• 2026-04-16 Listed $249,900 MiRealSource-MiMLS
• 2016-11-02 Sold (Public Records) $140,000 Public Records
• 2016-10-17 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2016-10-17 Sold (MLS) $140,000 REALCOMP
• 2016-09-04 Pending — MiRealSource-MiMLS
• 2016-09-04 Pending — REALCOMP
• 2016-08-19 Listed $149,500 MiRealSource-MiMLS
• 2016-08-19 Listed $149,500 REALCOMP
• 2005-04-20 Sold (Public Records) $135,000 Public Records
• 2005-04-15 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2005-04-15 Sold (MLS) $135,000 REALCOMP
• 2005-04-04 Listing Removed — MiRealSource-MiMLS
• 2005-03-03 Listed $134,999 MiRealSource-MiMLS
• 2005-03-02 Listed $134,999 REALCOMP
• 2004-08-19 Sold (Public Records) $119,000 Public Records
• 2004-07-26 Sold (MLS) $119,000 REALCOMP
• 2004-07-24 Sold (MLS) $119,000 MiRealSource-MiMLS
• 2004-07-19 Listing Removed — MiRealSource-MiMLS
• 2004-04-13 Listed $119,900 MiRealSource-MiMLS
• 2004-04-13 Listed $119,900 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $3,215 · +3.0% YoY. Source: county tax records.