28448 Brush St · Madison Heights, MI 48071

$259,900

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 37 Days on market

Built 1956 5,227 sqft lot Est $257k · at est.

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +7.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• 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

PRICE REDUCED!!! $259,900 - Immediate possession on this Lamphere school District - 3 bedroom brick ranch with full basement and 2 car detached garage . All major appliances included. KIichen with beautiful Virginia tile backsplash and upgraded sink. . Lots of Maple cabinets and counter space. Enjoy the finished basement with a wet bar and bar counter. 1/2 bath down there too! High efficiency furnace. 150 Amp circuit breaker box. Possession at closing.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One-story; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Asphalt roof; Full finished basement
• Exterior features: Front porch; Outdoor lighting; Back yard fencing (fenced)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Garbage disposal; Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished full basement; Basement is finished
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $243k (6.6% below list).
• Recommended offer: $243k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.7% in Madison Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 141 active listings in the ZIP; 15 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).
• This rent runs 42% 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 $8k 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 ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $135k; list at $260k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,839 (6.6% 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 7% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $257,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28447 Brush St	0.02mi	3/2.0	1,659 (+3%)	1mo	$287,500	$173	90
830 Mapleknoll Ave	0.45mi	3/1.5	1,599 (-1%)	2mo	$275,000	$172	77
348 Sonia Ave	0.41mi	3/1.5	1,680 (+4%)	0mo	$250,000	$149	73
309 Sonia Ave	0.37mi	2/1.5 (-1)	1,680 (+4%)	0mo	$225,000	$134	70
27756 Palmer Blvd	0.43mi	3/2.0	1,526 (-5%)	2mo	$301,000	$197	68
27840 Hampden St	0.51mi	4/1.0 (+1)	1,623 (+1%)	3mo	$260,000	$160	65
27807 Delton St	0.45mi	3/2.0	1,502 (-7%)	1mo	$240,000	$160	65
27604 Rialto St	0.68mi	3/1.5	1,680 (+4%)	1mo	$240,000	$143	60
29064 Howard Ave	0.53mi	3/2.0	1,736 (+8%)	1mo	$245,000	$141	60
1205 Jenifer Ave	0.68mi	3/2.0	1,658 (+3%)	2mo	$268,000	$162	59
942 E Gardenia Ave	0.60mi	3/1.5	1,780 (+11%)	2mo	$235,000	$132	52
27121 Brush St	0.68mi	4/1.5 (+1)	1,440 (-10%)	3mo	$244,000	$169	43

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-30,663
• Equity at exit: $38,752

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-13,261
• Equity at exit: $22,471

Cash invested: $72,772 (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: 141
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$260 /mo · $3,121/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $187

Break-even live

Break-even rent $2,192

Max offer price $259,900

Occupancy floor 87%

Sensitivity live

Price	-10% $334	-5% $261	+0% $187	+5% $114	+10% $40
Rent	-10% $-5	-5% $91	+0% $187	+5% $283	+10% $379
Rate	-1.0pp $318	-0.5pp $253	base $187	+0.5pp $120	+1.0pp $51

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	23d	1	0.35mi
1045 E 12 Mile Rd Madison Heights, MI	3.0	1.0	1700	$4,000	$2.35	0d	1	0.59mi
29607 Howard Ave Madison Heights, MI	3.0	2.5	1956	$1,950	$1.00	45d	1	0.73mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	19d	1	0.84mi
1132 N Campbell Rd Royal Oak, MI	2.0–3.0	1.0–1.5	1125	$2,085	$1.85	0d	8	0.85mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	45d	1	1.02mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	0d	1	1.03mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	3d	4	1.06mi
300 E Thirteen Mile Rd Madison Heights, MI	2.0	1.5	1350	$1,475	$1.09	19d	1	1.09mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	0d	1	1.10mi
324 E Thirteen Mile Rd Madison Heights, MI	1.0–2.0	1.0–1.5	950	$1,775	$1.87	4d	1	1.17mi
317 E Irving Ave Madison Heights, MI	2.0	2.5	1560	$2,700	$1.73	0d	1	1.40mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	13d	1	1.44mi
1545 E Thirteen Mile Rd Madison Heights, MI	2.0	1.0–2.0	870	$1,910	$2.20	0d	15	1.46mi
28222 Saint Louise Dr Warren, MI	3.0	2.0	1600	$5,500	$3.44	0d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $259,900 Active 37 DOM
2. 2026-06-18
   days on market $259,900 Active 34 DOM
3. 2026-06-17
   remarks 457-char remark
4. 2026-06-17
   days on market $259,900 Active 33 DOM
5. 2026-06-16
   days on market $259,900 Active 32 DOM
6. 2026-06-15
   days on market $259,900 Active 31 DOM
7. 2026-06-13
   days on market $259,900 Active 29 DOM
8. 2026-06-09
   days on market $259,900 Active 25 DOM

   Show marketing remark (456 chars)

   PRICE REDUCED!!! $259,900 - Immediate possession on this Lamphere school District - 3 bedroom brick ranch with full basement and 2 car detached garage . All major appliances included. KIichen with beautiful Virginia tile backsplash and upgraded sink. . Lots of Maple cabinets and counter space. Enjoy the finished basement with a wet bar and bar counter. 1/2 bath down there too! High efficiency furnace. 150 Amp circuit breaker box. Possession at closing.

9. 2026-06-08
   pricedays on market $259,900 Active 24 DOM
10. 2026-06-08
    remarks 411-char remark
11. 2026-06-07
    days on market $269,900 Active 23 DOM
12. 2026-06-04
    days on market $269,900 Active 20 DOM
13. 2026-06-03
    days on market $269,900 Active 19 DOM
14. 2026-06-02
    days on market $269,900 Active 18 DOM
15. 2026-06-01
    days on market $269,900 Active 17 DOM
16. 2026-05-31
    days on market $269,900 Active 16 DOM
17. 2026-05-16
    listed $269,900 Active 399-char remark

    Show marketing remark (456 chars)

    PRICE REDUCED!!! $259,900 - Immediate possession on this Lamphere school District - 3 bedroom brick ranch with full basement and 2 car detached garage . All major appliances included. KIichen with beautiful Virginia tile backsplash and upgraded sink. . Lots of Maple cabinets and counter space. Enjoy the finished basement with a wet bar and bar counter. 1/2 bath down there too! High efficiency furnace. 150 Amp circuit breaker box. Possession at closing.

18. 2026-05-16
    listed $269,900 Active 400-char remark

    Show marketing remark (456 chars)

    PRICE REDUCED!!! $259,900 - Immediate possession on this Lamphere school District - 3 bedroom brick ranch with full basement and 2 car detached garage . All major appliances included. KIichen with beautiful Virginia tile backsplash and upgraded sink. . Lots of Maple cabinets and counter space. Enjoy the finished basement with a wet bar and bar counter. 1/2 bath down there too! High efficiency furnace. 150 Amp circuit breaker box. Possession at closing.

19. 2026-05-14
    historical $269,900 399-char remark

    Show marketing remark (456 chars)

    PRICE REDUCED!!! $259,900 - Immediate possession on this Lamphere school District - 3 bedroom brick ranch with full basement and 2 car detached garage . All major appliances included. KIichen with beautiful Virginia tile backsplash and upgraded sink. . Lots of Maple cabinets and counter space. Enjoy the finished basement with a wet bar and bar counter. 1/2 bath down there too! High efficiency furnace. 150 Amp circuit breaker box. Possession at closing.

20. 2000-11-13
    soldstatus $135,000
21. 2000-09-25
    soldstatus $135,000

    Show marketing remark (232 chars)

    brilliant brickranch is ready for your personaltouch, 3bd, 1.1bths, hardwood under carpet, lrgliving rm, newer windows, roof 2yrs new, newhotwater heater, c-a, fantastic neighborhood, move right in and make it home. you'll be happy!

22. 2000-09-12
    historical

    Show marketing remark (232 chars)

    brilliant brickranch is ready for your personaltouch, 3bd, 1.1bths, hardwood under carpet, lrgliving rm, newer windows, roof 2yrs new, newhotwater heater, c-a, fantastic neighborhood, move right in and make it home. you'll be happy!

23. 2000-07-28
    listed $137,500

    Show marketing remark (232 chars)

    brilliant brickranch is ready for your personaltouch, 3bd, 1.1bths, hardwood under carpet, lrgliving rm, newer windows, roof 2yrs new, newhotwater heater, c-a, fantastic neighborhood, move right in and make it home. you'll be happy!

ⓘ 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: $3,121 · $260/mo
• Projected year-2 tax: $3,562 · $297/mo
• Expected delta: +$441/yr (+$37/mo · 14.1%)

ⓘ 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: $29,141
• − Mortgage interest: −$14,558
• − Property taxes: −$3,121
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$7,561
• Taxable loss: −$2,061
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $2,740/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

+89.0% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $259,900 MiRealSource-MiMLS
• 2026-06-08 Price Changed $259,900 REALCOMP
• 2026-05-16 Listed $269,900 MiRealSource-MiMLS
• 2026-05-16 Listed $269,900 REALCOMP
• 2026-05-14 Coming Soon $269,900 MiRealSource-MiMLS
• 2000-11-13 Sold (Public Records) $135,000 Public Records
• 2000-09-25 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2000-09-12 Listing Removed — MiRealSource-MiMLS
• 2000-07-28 Listed $137,500 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $3,121 · +2.8% YoY. Source: county tax records.