4545 Westland St · Dearborn, MI 48126

$260,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 5 Days on market

Built 1948 3,485 sqft lot Est $180k · 44% 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 +10.5/30.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Remodeled Home located on such a clean and well maintained street in one of the most desired school district. This home features a BRAND NEW ROOF, WINDOWS, SIDING & A FULLY NEW ELECTRICAL SYSTEM. It offers 2 good sized bedrooms on the first level and 1 huge bedroom with plenty of closet space on the upper level. This home has a highly desirable layout featuring 2 kitchens and two full bathrooms. The main floor offers a brand new Kitchen that has plenty of cabinet space and BRAND NEW appliances waiting to be used by their new owner. The basement is fully functional and designed to be a secondary living space. Its layout features an open concept with a great sized secondary kitchen and dining space, open to a space made to be a cozy living room with a decent sized room to the side of it, designed to be a bedroom. The basement was Intentionally made to be a separate living space offering many options with a functional egress window. It even offers Separate entries to a sharable laundry room. This property is MOVE-IN-READY. Seller is providing the CofO. Multiple Open-Houses will take place on May 22nd, 23rd, & 24th. Call Listing Agent to confirm timing.

Key facts

• 3,485 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-one-half story; Ground-level entry with steps; Stone and vinyl siding exterior; Asphalt roof
• Construction: Built on block foundation
• Exterior features: Awning(s); Covered porch; Back yard fencing (fenced)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished full basement; 8 total rooms; Smoke detector(s); Safe emergency egress from home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (25.7% below list).
• Recommended offer: $193k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% in Dearborn — 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 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,932/mo this rent would consume 55% 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 $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $117k; list at $260k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,196 (25.7% 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 1948 — 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: 0.74% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $180,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4858 Palmer St	0.32mi	2/1.0 (-1)	1,048 (-3%)	1mo	$165,000	$157	70
4925 Curtis St	0.39mi	3/1.0	1,080 (0%)	16mo	$168,000	$156	64
4719 Curtis St	0.24mi	3/1.0	1,101 (+2%)	22mo	$155,000	$141	63
4736 Curtis St	0.28mi	3/2.0	1,206 (+12%)	6mo	$220,000	$182	63
4886 Rosalie St	0.30mi	3/1.5	1,176 (+9%)	8mo	$195,000	$166	62
17 Carlton Ln	0.48mi	2/1.0 (-1)	1,074 (-1%)	12mo	$206,000	$192	57
4768 Rosalie St	0.20mi	3/1.0	1,172 (+8%)	21mo	$185,000	$158	55
15171 Colson St	0.62mi	3/2.0	1,047 (-3%)	14mo	$231,000	$221	54
5061 Curtis St	0.49mi	3/1.5	1,177 (+9%)	8mo	$230,000	$195	54
5096 Palmer St	0.51mi	3/1.5	1,110 (+3%)	21mo	$205,000	$185	52
15180 Colson St	0.64mi	2/1.0 (-1)	1,229 (+14%)	3mo	$205,000	$167	36
4221 Charles St	0.75mi	3/1.0	970 (-10%)	20mo	$135,000	$139	27

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: -15.0%
• Equity multiple: 0.44×
• Total profit: $-40,485
• Equity at exit: $38,767

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $37
• Equity at exit: $22,480

Cash invested: $72,800 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-134

Break-even live

Break-even rent $2,101

Max offer price $236,400

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-60	+0% $-134	+5% $-207	+10% $-281
Rent	-10% $-286	-5% $-210	+0% $-134	+5% $-57	+10% $19
Rate	-1.0pp $-3	-0.5pp $-67	base $-134	+0.5pp $-201	+1.0pp $-270

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	3d	1	0.49mi
4819 Woodworth St Dearborn, MI	2.0	1.0	800	$1,700	$2.12	14d	1	0.63mi
4810 Ternes St Dearborn, MI	2.0	1.0	720	$1,350	$1.88	19d	1	0.73mi
15630 Middlebury Dr Dearborn, MI	3.0	1.0–2.5	983	$2,205	$2.24	0d	22	0.87mi
212 Innovation Dr Dearborn, MI	2.0	2.5	1360	$2,850	$2.10	45d	1	1.07mi
16055 Knollwood Dr Dearborn, MI	1.0–2.0	1.0–2.0	1200	$1,829	$1.52	0d	7	1.08mi
4326 Maple St Dearborn, MI	2.0	1.5	873	$1,695	$1.94	26d	1	1.17mi
4240 Maple St Dearborn, MI	2.0	2.0	1500	$2,300	$1.53	45d	1	1.18mi
101 Lake Village Blvd Dearborn, MI	1.0–2.0	1.0–2.0	1005	$1,604	$1.60	0d	2	1.29mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	1.41mi
5250 Calhoun St Dearborn, MI	3.0	1.0	1400	$1,300	$0.93	26d	1	1.45mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	26d	1	1.45mi

Listing history 12 events

1. 2026-05-16
   historical $260,000 1159-char remark

   Show marketing remark (1190 chars)

   Beautifully Remodeled Home located on such a clean and well maintained street in one of the most desired school district. This home features a BRAND NEW ROOF, WINDOWS, SIDING & A FULLY NEW ELECTRICAL SYSTEM. It offers 2 good sized bedrooms on the first level and 1 huge bedroom with plenty of closet space on the upper level. This home has a highly desirable layout featuring 2 kitchens and two full bathrooms. The main floor offers a brand new Kitchen that has plenty of cabinet space and BRAND NEW appliances waiting to be used by their new owner. The basement is fully functional and designed to be a secondary living space. Its layout features an open concept with a great sized secondary kitchen and dining space, open to a space made to be a cozy living room with a decent sized room to the side of it, designed to be a bedroom. The basement was Intentionally made to be a separate living space offering many options with a functional egress window. It even offers Separate entries to a sharable laundry room. This property is MOVE-IN-READY. Seller is providing the CofO. Multiple Open-Houses will take place on May 22nd, 23rd, & 24th. Call Listing Agent to confirm timing.

2. 2006-06-29
   soldstatus $117,000
3. 2006-04-17
   soldstatus $85,000
4. 2006-04-10
   soldstatus $85,000

   Show marketing remark (200 chars)

   Great bank owned property. Close to the Dearborn Community Center. 6X9 upper room perfect for in home office. With some TLC will be a great home. Escrow amt. to be held at City of Dearborn is $10,627.

5. 2006-04-10
   soldstatus $85,000

   Show marketing remark (200 chars)

   Great bank owned property. Close to the Dearborn Community Center. 6X9 upper room perfect for in home office. With some TLC will be a great home. Escrow amt. to be held at City of Dearborn is $10,627.

6. 2006-03-17
   historical
7. 2005-10-19
   listed $91,675

   Show marketing remark (200 chars)

   Great bank owned property. Close to the Dearborn Community Center. 6X9 upper room perfect for in home office. With some TLC will be a great home. Escrow amt. to be held at City of Dearborn is $10,627.

8. 2005-10-19
   listed $91,675

   Show marketing remark (200 chars)

   Great bank owned property. Close to the Dearborn Community Center. 6X9 upper room perfect for in home office. With some TLC will be a great home. Escrow amt. to be held at City of Dearborn is $10,627.

9. 2003-06-05
   soldstatus $135,000
10. 2003-03-10
    historical
11. 2002-10-10
    listed $124,900
12. 2001-10-05
    soldstatus $115,500

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $3,130 · $261/mo
• Expected delta: +$874/yr (+$73/mo · 38.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $23,184
• − Mortgage interest: −$14,564
• − Property taxes: −$2,256
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$7,564
• Taxable loss: −$6,210
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $-113/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

+125.1% since first listed

16 events — show timeline

• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-24 Pending — REALCOMP
• 2026-05-20 Listed $260,000 MiRealSource-MiMLS
• 2026-05-20 Listed $260,000 REALCOMP
• 2026-05-16 Coming Soon $260,000 MiRealSource-MiMLS
• 2006-06-29 Sold (Public Records) $117,000 Public Records
• 2006-04-17 Sold (Public Records) $85,000 Public Records
• 2006-04-10 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2006-04-10 Sold (MLS) $85,000 REALCOMP
• 2006-03-17 Listing Removed — MiRealSource-MiMLS
• 2005-10-19 Listed $91,675 MiRealSource-MiMLS
• 2005-10-19 Listed $91,675 REALCOMP
• 2003-06-05 Sold (Public Records) $135,000 Public Records
• 2003-03-10 Listing Removed — REALCOMP
• 2002-10-10 Listed $124,900 REALCOMP
• 2001-10-05 Sold (Public Records) $115,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $2,256 · +2.3% YoY. Source: county tax records.