2 Bed 1 Bath Single Section Plan · Dearborn Heights, MI 48127

$64,900

2 bd · 1.0 ba · 840 sqft · Manufactured · 398 Days on market

Poor condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Crestwood Estates, an age-qualified community where an exceptional lifestyle awaits you! Nestled in a prime location, we're a stone's throw from popular restaurants, stores, entertainment options, and essential services like pharmacies and medical facilities. Oak Lanes bowling alley is less than 5 minutes away, and Westland Shopping Center is a quick 10-minute drive. Nature enthusiasts will love the abundance of outdoor recreation spots, including Perrin Recreation Area, Nolar Bend Recreation Area, and Hines Park. Parks like Levagood Park, Rouge Park, and Parkland Park are also close by, along with several golf courses. Our fantastic amenities include a welcoming clubhouse and a pet-friendly environment. Join our caring age-qualified community, complete with on-site management, maintenance, and the convenience of an on-site sales office. Snow removal from the streets in the winter keeps your worries at bay. Experience affordability, top-notch amenities, and unbeatable convenience at Crestwood Estates. Schedule a private tour today - your new home awaits!

Key facts

• On-site sales office
• Prime location
• On-site management

Tags

• PRIME LOCATION
• OUTDOOR RECREATION SPOTS
• WELCOMING CLUBHOUSE
• PET-FRIENDLY ENVIRONMENT
• ON-SITE MANAGEMENT
• ON-SITE SALES OFFICE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 5.5% in Dearborn 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 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• Crestwood School District (suburban): math 32% / reading 43% proficiency, ranked #242 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 143 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 0.4% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 18.72%
• Cash-on-cash: 44.38%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.58×
• Total profit: $28,703
• Equity at exit: $9,677

10-year hold

• IRR: 43.6%
• Equity multiple: 4.64×
• Total profit: $66,157
• Equity at exit: $5,611

Cash invested: $18,172 (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 48127

• Rents YoY: 0.4%
• Active inventory: 143
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $672

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 48%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	0.04mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	4d	1	0.10mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	0.52mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	17d	1	0.65mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	2d	9	0.67mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.83mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	0.91mi
5726 Inkster Rd Dearborn Heights, MI	1.0	1.0	630	$1,050	$1.67	43d	1	0.99mi
7215 Lathers St Westland, MI	1.0	1.0	836	$1,045	$1.25	24d	1	1.14mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.15mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	16d	1	1.16mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	1d	1	1.22mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	1.22mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	1.22mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	24d	1	1.25mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.25mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.25mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.25mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	1.30mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	1.38mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	43d	2	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $64,900 Active 398 DOM
2. 2026-06-17
   days on market $64,900 Active 397 DOM
3. 2026-06-16
   days on market $64,900 Active 396 DOM
4. 2026-06-15
   days on market $64,900 Active 395 DOM
5. 2026-06-13
   days on market $64,900 Active 393 DOM
6. 2026-06-13
   days on market $64,900 Active 392 DOM
7. 2026-06-09
   days on market $64,900 Active 389 DOM
8. 2026-06-08
   days on market $64,900 Active 388 DOM
9. 2026-06-07
   days on market $64,900 Active 387 DOM
10. 2026-06-04
    days on market $64,900 Active 384 DOM
11. 2026-06-03
    days on market $64,900 Active 383 DOM
12. 2026-06-02
    days on market $64,900 Active 382 DOM
13. 2026-06-01
    days on market $64,900 Active 381 DOM
14. 2026-05-31
    days on market $64,900 Active 380 DOM
15. 2025-10-18
    price $64,900 1081-char remark

    Show marketing remark (1081 chars)

    Welcome to Crestwood Estates, an age-qualified community where an exceptional lifestyle awaits you! Nestled in a prime location, we're a stone's throw from popular restaurants, stores, entertainment options, and essential services like pharmacies and medical facilities. Oak Lanes bowling alley is less than 5 minutes away, and Westland Shopping Center is a quick 10-minute drive. Nature enthusiasts will love the abundance of outdoor recreation spots, including Perrin Recreation Area, Nolar Bend Recreation Area, and Hines Park. Parks like Levagood Park, Rouge Park, and Parkland Park are also close by, along with several golf courses. Our fantastic amenities include a welcoming clubhouse and a pet-friendly environment. Join our caring age-qualified community, complete with on-site management, maintenance, and the convenience of an on-site sales office. Snow removal from the streets in the winter keeps your worries at bay. Experience affordability, top-notch amenities, and unbeatable convenience at Crestwood Estates. Schedule a private tour today - your new home awaits!

16. 2025-05-17
    listed $56,900 Active 1081-char remark

    Show marketing remark (1081 chars)

    Welcome to Crestwood Estates, an age-qualified community where an exceptional lifestyle awaits you! Nestled in a prime location, we're a stone's throw from popular restaurants, stores, entertainment options, and essential services like pharmacies and medical facilities. Oak Lanes bowling alley is less than 5 minutes away, and Westland Shopping Center is a quick 10-minute drive. Nature enthusiasts will love the abundance of outdoor recreation spots, including Perrin Recreation Area, Nolar Bend Recreation Area, and Hines Park. Parks like Levagood Park, Rouge Park, and Parkland Park are also close by, along with several golf courses. Our fantastic amenities include a welcoming clubhouse and a pet-friendly environment. Join our caring age-qualified community, complete with on-site management, maintenance, and the convenience of an on-site sales office. Snow removal from the streets in the winter keeps your worries at bay. Experience affordability, top-notch amenities, and unbeatable convenience at Crestwood Estates. Schedule a private tour today - your new home awaits!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,021
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$1,888
• Taxable income: $7,476
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $6,270/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in siding, roof, flooring, interior, windows, HVAC, and landscaping are necessary to increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Siding condition suggests underlying issues
• Major flooring — No visible flooring, but overall condition suggests need for replacement
• Major interior walls/paint — No visible interior, but overall condition suggests need for repair
• Major windows — No visible windows, but overall condition suggests need for replacement
• Major HVAC/mechanicals — No visible systems, but overall condition suggests need for replacement
• Major landscaping — Overgrown lawn, lack of landscaping

Value-add opportunities

• Resale new siding — Enhances curb appeal and property value
• Resale new roof — Improves structural integrity and longevity
• Resale new flooring — Enhances interior aesthetics and comfort
• Resale new interior paint — Freshens up the interior and improves curb appeal
• Resale new windows — Enhances natural light and energy efficiency
• Resale new HVAC system — Improves comfort and energy efficiency
• Resale landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Siding condition suggests underlying issues	Major	$15,000–50,000
flooring · No visible flooring, but overall condition suggests need for replacement	Major	$15,000–50,000
interior walls/paint · No visible interior, but overall condition suggests need for repair	Major	$15,000–50,000
windows · No visible windows, but overall condition suggests need for replacement	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but overall condition suggests need for replacement	Major	$15,000–50,000
landscaping · Overgrown lawn, lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and property value ↑
• Resale new roof — Improves structural integrity and longevity ↑
• Resale new flooring — Enhances interior aesthetics and comfort ↑
• Resale new interior paint — Freshens up the interior and improves curb appeal ↑
• Resale new windows — Enhances natural light and energy efficiency ↑
• Resale new HVAC system — Improves comfort and energy efficiency ↑
• Resale landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crestwood School District
• NCES district ID: 2600016
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $47,101
• Composite: 32.1/100
• National rank: #5806
• State rank: #242 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,646
• Household income: $60,742
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1196.0

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 White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Arab 8% Romanian 7% Lithuanian 2%
• Foreign-born: 31% · Canada
• Languages at home: 46% English-only · Arabic 45% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -319.04%
• Current HPI: 225.9407
• Rent YoY: ▲ 0.41%
• 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

+14.1% since first listed

2 events — show timeline

• 2025-10-18 Price Changed $64,900 Zillow
• 2025-05-17 Listed $56,900 Zillow