4873 Curtis St · Dearborn, MI 48126

$245,000

4 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 17 Days on market

Built 1928 3,920 sqft lot Est $210k · 17% over

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Why this score? — see what drove the F 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 +8.1/30.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4873 Curtis Street in Dearborn! This charming 4 bedroom, 2 bath home offers bright, inviting living spaces and generously sized bedrooms. The partially finished basement provides flexible space for entertaining, a home office, gym, or recreation area. Enjoy the private backyard, perfect for relaxing or hosting summer gatherings, plus the added convenience of a storage shed. Ideally located near parks, schools, shopping, dining, and major freeways, this home combines comfort, convenience, and versatility. Schedule your showing today!

Key facts

• 3,920 sq ft lot
• Built 1928
• Listed 16 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Asphalt roof; Built with foundation and below-grade finished area
• Exterior features: Covered patio and porch; Paved road access; Lot approximately 0.09 acres (35 x 113)

Interior

• Kitchen: Free-standing gas range; Microwave; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished basement; 6 total rooms
• Laundry & utility: Washer and dryer included; Utility hookups available

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (31.8% below list).
• Recommended offer: $167k (31.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#84 in MI, #1,904 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Dearborn City School District (urban): math 26% / reading 39% proficiency, ranked #325 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Henry Ford Elementary School (math 13% / reading 17%, grade F, #1,170 of 1,397 statewide, top 84%, 726 students, 89% FRL); Woodworth Middle School (math 15% / reading 31%, grade F, #402 of 493 statewide, top 82%, 773 students, 88% FRL); Fordson High School (math 31% / reading 49%, grade F, #299 of 713 statewide, top 42%, 2,339 students, 85% FRL) — zoned schools average 87% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.2%/yr); 107 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,670/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 2742% 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.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $125k; list at $245k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,995 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1928 — 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: 0.68% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $209,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4886 Rosalie St	0.13mi	3/1.5 (-1)	1,176 (+4%)	8mo	$195,000	$166	74
5061 Curtis St	0.17mi	3/1.5 (-1)	1,177 (+4%)	8mo	$230,000	$195	72
4925 Curtis St	0.06mi	3/1.0 (-1)	1,080 (-5%)	16mo	$168,000	$156	71
4736 Curtis St	0.13mi	3/2.0 (-1)	1,206 (+6%)	6mo	$220,000	$182	70
5096 Palmer St	0.21mi	3/1.5 (-1)	1,110 (-2%)	21mo	$205,000	$185	63
4964 Kenilworth St	0.68mi	3/1.0 (-1)	1,100 (-3%)	4mo	$215,000	$195	55
15171 Colson St	0.28mi	3/2.0 (-1)	1,047 (-8%)	14mo	$231,000	$221	54
5152 Kenilworth St	0.72mi	3/1.0 (-1)	1,070 (-6%)	8mo	$195,000	$182	45
5045 Kenilworth St	0.67mi	3/1.0 (-1)	1,260 (+11%)	2mo	$140,000	$111	44
4837 Firestone St	0.20mi	3/2.5 (-1)	1,286 (+13%)	19mo	$312,000	$243	42
4135 Seymour St	0.54mi	3/1.0 (-1)	1,252 (+10%)	19mo	$270,000	$216	36
4221 Charles St	0.62mi	3/1.0 (-1)	970 (-14%)	20mo	$135,000	$139	25

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.32×
• Total profit: $-46,315
• Equity at exit: $36,530

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-20,200
• Equity at exit: $21,183

Cash invested: $68,600 (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 48126

• Rents YoY: 13.2%
• Active inventory: 107
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-242

Break-even live

Break-even rent $1,976

Max offer price $202,331

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-172	+0% $-242	+5% $-311	+10% $-380
Rent	-10% $-373	-5% $-308	+0% $-242	+5% $-176	+10% $-110
Rate	-1.0pp $-118	-0.5pp $-179	base $-242	+0.5pp $-305	+1.0pp $-370

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15630 Middlebury Dr Dearborn, MI	3.0	1.0–2.5	983	$2,205	$2.24	0d	22	1.09mi
5250 Calhoun St Dearborn, MI	3.0	1.0	1400	$1,300	$0.93	26d	1	1.18mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	45d	1	1.20mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	26d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $245,000 Active 17 DOM
2. 2026-06-18
   days on market $245,000 Active 14 DOM
3. 2026-06-17
   days on market $245,000 Active 13 DOM
4. 2026-06-16
   days on market $245,000 Active 12 DOM
5. 2026-06-15
   days on market $245,000 Active 11 DOM
6. 2026-06-13
   days on market $245,000 Active 9 DOM
7. 2026-06-09
   days on market $245,000 Active 5 DOM
8. 2026-06-08
   days on market $245,000 Active 4 DOM
9. 2026-06-07
   remarks 549-char remark
10. 2026-06-07
    listed $245,000 Active 3 DOM

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,930 · $244/mo
• Expected delta: +$843/yr (+$70/mo · 40.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 56% 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,039
• − Mortgage interest: −$13,724
• − Property taxes: −$2,087
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$7,127
• Taxable loss: −$7,330
• Est. tax savings @ 24.0%: +$1,759
• After-tax cash flow: $-1,139/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: Dearborn City School District
• NCES district ID: 2611600
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $46,884
• Composite: 27.93/100
• National rank: #6864
• State rank: #325 of 540 in MI

Livability — Dearborn

• Score: 80/100
• State rank: #84
• US rank: #1904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn, MI
• County: Wayne County · 1,562,939 people
• City population: 86,476
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 51,997
• Household income: $42,140
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2742.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Arab 8% Romanian 2% Armenian 1%
• Foreign-born: 43% · Canada, South Korea
• Languages at home: 26% English-only · Arabic 70% Other Indo-European 2% Spanish 1%

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: ▼ -266.09%
• Current HPI: 241.0732
• Rent YoY: ▲ 13.15%
• 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

+330.6% since first listed

19 events — show timeline

• 2026-06-05 Listed $245,000 MiRealSource-MiMLS
• 2026-06-05 Listed $245,000 REALCOMP
• 2026-06-04 Coming Soon $245,000 MiRealSource-MiMLS
• 2018-01-23 Listing Removed — REALCOMP
• 2018-01-23 Listing Removed — MiRealSource-MiMLS
• 2017-12-27 Listed $98,900 MiRealSource-MiMLS
• 2017-12-27 Listed $98,900 REALCOMP
• 2017-12-23 Listing Removed — MiRealSource-MiMLS
• 2017-12-23 Listing Removed — REALCOMP
• 2017-10-06 Price Changed $99,900 MiRealSource-MiMLS
• 2017-10-05 Price Changed $99,900 REALCOMP
• 2017-07-19 Price Changed $109,900 MiRealSource-MiMLS
• 2017-07-19 Price Changed $109,900 REALCOMP
• 2017-06-23 Listed $119,900 MiRealSource-MiMLS
• 2017-06-23 Listed $119,900 REALCOMP
• 2002-11-19 Listing Removed — REALCOMP
• 2002-05-19 Listed $109,000 REALCOMP
• 2001-11-15 Sold (Public Records) $125,000 Public Records
• 1996-04-12 Sold (Public Records) $56,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,087 · +2.3% YoY. Source: county tax records.