28303 Diesing Dr · Madison Heights, MI 48071

$229,900

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 27 Days on market

Built 1955 5,663 sqft lot $163/sqft · 13% above area Est $275k · 16% 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).

• ARV discount +14.8/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• 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

Welcome home to this move in ready brick ranch featuring 3 bedrooms and 1.5 bathrooms in Madison Heights. Beautiful wood floors and abundant natural light create a warm and inviting feel throughout, while the new kitchen flooring, updated bathroom, and vinyl windows add a fresh touch. Enjoy relaxing on the covered front porch or entertaining on the deck overlooking the large, fenced corner lot. The lower level offers a convenient half bath along with additional living space and plenty of storage options. Ideally located near shopping (Home Depot, Lowes, B. J. 's Wholesale Club, Kroger), schools, Red Oaks Golf Course and Soccer Complex, dining (too many to list), and excellent freeway access, making everyday living and commuting a breeze.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Lot approximately 0.13 acre (55 x 105); No pool

Exterior

• Parking: Detached garage with garage door opener; Garage faces side; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single‑family residence; One level; Ground‑level entry with steps; Brick and vinyl siding exterior; Facing direction not specified
• Construction: Brick and vinyl siding construction; Asphalt roof; Full finished basement
• Exterior features: Covered porch; Deck; Patio; Back yard fencing; Asphalt roof; Paved road access

Interior

• Kitchen: Free‑standing gas range; Range hood; Free‑standing refrigerator; Garbage disposal
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished full basement; Awning(s)
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (12.1% below list).
• Recommended offer: $202k (12.1% below list) — sets the bar for 1% rule.

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; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $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

• It's been on market 27 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $70k; list at $230k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,062 (12.1% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.88% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (median comp): $274,700
• List price: $229,900
• Delta: -16.31%
• 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
27756 Palmer Blvd	0.30mi	3/2.0	1,526 (+8%)	2mo	$301,000	$197	68
730 Eastlawn Ave	0.55mi	3/1.5	1,458 (+4%)	4mo	$202,000	$139	65
27807 Delton St	0.48mi	3/2.0	1,502 (+7%)	1mo	$240,000	$160	64
28349 Hampden St	0.22mi	3/2.0	1,228 (-13%)	6mo	$230,000	$187	62
27121 Brush St	0.59mi	4/1.5 (+1)	1,440 (+2%)	3mo	$244,000	$169	61
27129 Osmun St	0.72mi	3/1.0	1,400 (-1%)	4mo	$195,000	$139	60
915 N Dorchester Ave	0.66mi	3/1.0	1,510 (+7%)	1mo	$330,000	$219	54
627 Symes Ave	0.60mi	3/1.0	1,520 (+8%)	4mo	$275,000	$181	54
941 W Farnum Ave	0.53mi	3/1.0	1,205 (-14%)	0mo	$195,000	$162	49
830 Mapleknoll Ave	0.64mi	3/1.5	1,599 (+14%)	2mo	$275,000	$172	46
1019 N Edgeworth Ave	0.53mi	4/2.5 (+1)	1,584 (+12%)	7mo	$425,000	$268	39
27138 Alger Blvd	0.57mi	4/1.0 (+1)	1,200 (-15%)	6mo	$208,000	$173	36

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,057
• Equity at exit: $34,279

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-26,618
• Equity at exit: $19,878

Cash invested: $64,372 (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 48071

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$239 /mo · $2,864/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $56

Break-even live

Break-even rent $1,949

Max offer price $229,900

Occupancy floor 92%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	43d	1	0.06mi
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	21d	1	0.22mi
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	11d	1	0.28mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$2,085	$1.99	1d	7	0.67mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.71mi
1045 E 12 Mile Rd Madison Heights, MI	3.0	1.0	1700	$4,000	$2.35	1d	1	0.78mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	1d	1	0.86mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	1d	1	0.90mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	18d	1	1.04mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,678	$1.86	2d	1	1.04mi
1554 Cynthia Ave Madison Heights, MI	3.0	1.5	1021	$1,950	$1.91	4d	1	1.15mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	1.17mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	43d	1	1.20mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	24d	1	1.21mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	12d	1	1.23mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	1d	4	1.24mi
300 E Thirteen Mile Rd Madison Heights, MI	2.0	1.5	1350	$1,475	$1.09	18d	1	1.25mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	5d	1	1.31mi
324 E Thirteen Mile Rd Madison Heights, MI	1.0–2.0	1.0–1.5	950	$1,775	$1.87	2d	1	1.34mi
29336 Dequindre Rd Unit 103 Warren, MI	2.0	1.0	900	$1,245	$1.38	4d	1	1.36mi
29408 Dequindre Rd Unit 203 Warren, MI	2.0	1.0	900	$1,145	$1.27	4d	1	1.46mi
508 Marlin Ave Royal Oak, MI	3.0	2.5	1678	$3,000	$1.79	20d	1	1.46mi

Listing history 28 events

1. 2026-06-13
   statusdays on market $229,900 Pending 27 DOM
2. 2026-06-09
   days on market $229,900 Active Under Contract 26 DOM
3. 2026-06-08
   days on market $229,900 Active Under Contract 25 DOM
4. 2026-06-07
   days on market $229,900 Active Under Contract 24 DOM
5. 2026-06-04
   days on market $229,900 Active Under Contract 21 DOM
6. 2026-06-03
   days on market $229,900 Active Under Contract 20 DOM
7. 2026-06-02
   days on market $229,900 Active Under Contract 19 DOM
8. 2026-06-01
   days on market $229,900 Active Under Contract 18 DOM
9. 2026-05-31
   days on market $229,900 Active Under Contract 17 DOM
10. 2026-05-18
    historical Accepting Backup Offers 747-char remark

    Show marketing remark (747 chars)

    Welcome home to this move in ready brick ranch featuring 3 bedrooms and 1.5 bathrooms in Madison Heights. Beautiful wood floors and abundant natural light create a warm and inviting feel throughout, while the new kitchen flooring, updated bathroom, and vinyl windows add a fresh touch. Enjoy relaxing on the covered front porch or entertaining on the deck overlooking the large, fenced corner lot. The lower level offers a convenient half bath along with additional living space and plenty of storage options. Ideally located near shopping (Home Depot, Lowes, B. J. 's Wholesale Club, Kroger), schools, Red Oaks Golf Course and Soccer Complex, dining (too many to list), and excellent freeway access, making everyday living and commuting a breeze.

11. 2026-05-18
    historical Active Under Contract 753-char remark

    Show marketing remark (747 chars)

    Welcome home to this move in ready brick ranch featuring 3 bedrooms and 1.5 bathrooms in Madison Heights. Beautiful wood floors and abundant natural light create a warm and inviting feel throughout, while the new kitchen flooring, updated bathroom, and vinyl windows add a fresh touch. Enjoy relaxing on the covered front porch or entertaining on the deck overlooking the large, fenced corner lot. The lower level offers a convenient half bath along with additional living space and plenty of storage options. Ideally located near shopping (Home Depot, Lowes, B. J. 's Wholesale Club, Kroger), schools, Red Oaks Golf Course and Soccer Complex, dining (too many to list), and excellent freeway access, making everyday living and commuting a breeze.

12. 2026-05-15
    listed $229,900 Active 747-char remark

    Show marketing remark (747 chars)

    Welcome home to this move in ready brick ranch featuring 3 bedrooms and 1.5 bathrooms in Madison Heights. Beautiful wood floors and abundant natural light create a warm and inviting feel throughout, while the new kitchen flooring, updated bathroom, and vinyl windows add a fresh touch. Enjoy relaxing on the covered front porch or entertaining on the deck overlooking the large, fenced corner lot. The lower level offers a convenient half bath along with additional living space and plenty of storage options. Ideally located near shopping (Home Depot, Lowes, B. J. 's Wholesale Club, Kroger), schools, Red Oaks Golf Course and Soccer Complex, dining (too many to list), and excellent freeway access, making everyday living and commuting a breeze.

13. 2026-05-15
    listed $229,900 Active 753-char remark

    Show marketing remark (747 chars)

    Welcome home to this move in ready brick ranch featuring 3 bedrooms and 1.5 bathrooms in Madison Heights. Beautiful wood floors and abundant natural light create a warm and inviting feel throughout, while the new kitchen flooring, updated bathroom, and vinyl windows add a fresh touch. Enjoy relaxing on the covered front porch or entertaining on the deck overlooking the large, fenced corner lot. The lower level offers a convenient half bath along with additional living space and plenty of storage options. Ideally located near shopping (Home Depot, Lowes, B. J. 's Wholesale Club, Kroger), schools, Red Oaks Golf Course and Soccer Complex, dining (too many to list), and excellent freeway access, making everyday living and commuting a breeze.

14. 2026-05-14
    historical $229,900 747-char remark

    Show marketing remark (747 chars)

    Welcome home to this move in ready brick ranch featuring 3 bedrooms and 1.5 bathrooms in Madison Heights. Beautiful wood floors and abundant natural light create a warm and inviting feel throughout, while the new kitchen flooring, updated bathroom, and vinyl windows add a fresh touch. Enjoy relaxing on the covered front porch or entertaining on the deck overlooking the large, fenced corner lot. The lower level offers a convenient half bath along with additional living space and plenty of storage options. Ideally located near shopping (Home Depot, Lowes, B. J. 's Wholesale Club, Kroger), schools, Red Oaks Golf Course and Soccer Complex, dining (too many to list), and excellent freeway access, making everyday living and commuting a breeze.

15. 2023-12-14
    status Active
16. 2023-12-14
    status Active
17. 2023-12-14
    historical
18. 2023-12-14
    historical
19. 2023-12-03
    historical
20. 2023-12-03
    historical
21. 2023-12-01
    listed $220,000 Active
22. 2023-12-01
    listed $220,000 Active
23. 2012-01-06
    soldstatus $70,000
24. 2011-12-15
    soldstatus $70,000
25. 2011-12-15
    soldstatus $70,000
26. 2011-11-02
    historical
27. 2011-09-26
    listed $72,900
28. 2011-09-26
    listed $72,900

ⓘ 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: $2,864 · $239/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$338/yr (+$28/mo · 11.8%)

ⓘ 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: $24,247
• − Mortgage interest: −$12,878
• − Property taxes: −$2,864
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$6,688
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,446/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

+215.4% since first listed

21 events — show timeline

• 2026-06-11 Pending — REALCOMP
• 2026-06-11 Pending — MiRealSource-MiMLS
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-18 Contingent — REALCOMP
• 2026-05-15 Listed $229,900 MiRealSource-MiMLS
• 2026-05-15 Listed $229,900 REALCOMP
• 2026-05-14 Coming Soon $229,900 MiRealSource-MiMLS
• 2023-12-14 Relisted — MiRealSource-MiMLS
• 2023-12-14 Relisted — REALCOMP
• 2023-12-14 Listing Removed — MiRealSource-MiMLS
• 2023-12-14 Listing Removed — REALCOMP
• 2023-12-03 Listing Removed — MiRealSource-MiMLS
• 2023-12-03 Listing Removed — REALCOMP
• 2023-12-01 Listed $220,000 MiRealSource-MiMLS
• 2023-12-01 Listed $220,000 REALCOMP
• 2012-01-06 Sold (Public Records) $70,000 Public Records
• 2011-12-15 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2011-12-15 Sold (MLS) $70,000 REALCOMP
• 2011-11-02 Listing Removed — MiRealSource-MiMLS
• 2011-09-26 Listed $72,900 MiRealSource-MiMLS
• 2011-09-26 Listed $72,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $2,864 · +3.0% YoY. Source: county tax records.