27240 W Pleasant Ridge St · Dearborn Heights, MI 48127

$287,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 7 Days on market

Built 1958 5,663 sqft lot Est $205k · 40% 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 +6.2/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO 27240 W PLEASANT RIDGE! THIS IMMACULATELY MAINTAINED 3 BEDROOM, 1.5 BATH BRICK RANCH IN DEARBORN HEIGHTS OFFERS 1,100 SQFT OF COMFORTABLE LIVING SPACE AND SHOWCASES TRUE PRIDE OF OWNERSHIP THROUGHOUT. FEATURING BEAUTIFUL HARDWOOD FLOORS, A SPACIOUS LIVING ROOM FILLED WITH NATURAL LIGHT, AND A FUNCTIONAL FLOOR PLAN, THIS HOME HAS BEEN LOVINGLY CARED FOR AND PROVIDES THE PERFECT OPPORTUNITY FOR ITS NEXT OWNER TO MAKE IT THEIR OWN. THE LARGE FINISHED BASEMENT OFFERS EXCEPTIONAL ADDITIONAL LIVING AND ENTERTAINING SPACE COMPLETE WITH A BAR/KITCHENETTE AREA, HALF BATH, PLENTY OF STORAGE, AND A BONUS ROOM THAT COULD EASILY SERVE AS A 4TH BEDROOM, HOME OFFICE, OR FLEX SPACE. OUTSIDE, ENJOY A LARGE BACKYARD WITH NEWER CONCRETE, A COVERED PATIO, AND A 1.5-CAR DETACHED GARAGE. ADDITIONAL IMPROVEMENTS INCLUDE A NEWER ROOF AND WELL-MAINTAINED MECHANICALS. CLEAN, SOLID, AND FULL OF POTENTIAL, THIS HOME PROVIDES A WONDERFUL CANVAS FOR YOUR PERSONAL TOUCHES WHILE OFFERING THE COMFORT OF A HOME THAT HAS BEEN METICULOUSLY MAINTAINED OVER THE YEARS. DON'T MISS THIS OPPORTUNITY TO OWN A QUALITY BRICK RANCH IN A DESIRABLE DEARBORN HEIGHTS LOCATION!

Key facts

• Bar kitchenette area
• Newer roof
• Large backyard

Tags

• HARDWOOD FLOORS
• LARGE FINISHED BASEMENT
• BAR KITCHENETTE AREA
• LARGE BACKYARD
• COVERED PATIO
• NEWER ROOF

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior
• Exterior features: Paved road access; Lot roughly 56 x 100 (0.13 acre)

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Finished basement; Range hood; Disposal
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (42.0% below list).
• Recommended offer: $166k (42.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 5.5% in Dearborn Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $9k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,469 (42.0% 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 1958 — 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. 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?
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: 0.58% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $205,335
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7370 Amboy St	0.22mi	3/1.5	1,116 (+6%)	0mo	$302,000	$271	77
7427 Arcola St	0.15mi	3/1.0	941 (-11%)	3mo	$213,000	$226	73
27319 Kennedy St	0.14mi	3/1.5	1,140 (+8%)	6mo	$225,000	$197	73
7401 Floral St	0.39mi	3/1.0	1,000 (-5%)	6mo	$169,000	$169	68
7256 Deering St	0.30mi	3/1.0	936 (-11%)	1mo	$180,000	$192	66
7479 N Charlesworth St	0.40mi	3/1.5	1,116 (+6%)	4mo	$259,000	$232	66
6582 Sterling Ct	0.47mi	3/1.5	1,000 (-5%)	4mo	$195,000	$195	64
7435 Lathers St	0.53mi	3/1.0	1,120 (+6%)	2mo	$200,000	$179	63
7641 N Inkster Rd	0.21mi	3/1.0	906 (-14%)	5mo	$150,000	$166	63
7457 Harrison St	0.58mi	3/1.0	1,120 (+6%)	2mo	$169,900	$152	60
6633 Shadowlawn St	0.72mi	3/2.0	1,073 (+2%)	0mo	$285,000	$266	59
192 Jay St	0.62mi	2/1.0 (-1)	1,000 (-5%)	2mo	$22,000	$22	56

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 · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -32.7%
• Equity multiple: -0.05×
• Total profit: $-84,193
• Equity at exit: $42,793

10-year hold

• IRR: -55.0%
• Equity multiple: -0.66×
• Total profit: $-133,048
• Equity at exit: $24,815

Cash invested: $80,360 (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: 14.4×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-524

Break-even live

Break-even rent $2,328

Max offer price $194,375

Occupancy floor —

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	3d	9	0.26mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	0.34mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	17d	1	0.53mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	2d	1	0.58mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	24d	1	0.61mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	0.62mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	2d	1	0.69mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	0.72mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	0.74mi
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	10d	1	0.76mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	1.01mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	2d	1	1.02mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	22d	1	1.15mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	1.27mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	2d	1	1.34mi

Listing history 7 events

1. 2026-06-18
   days on market $287,000 Active 7 DOM
2. 2026-06-17
   days on market $287,000 Active 6 DOM
3. 2026-06-16
   days on market $287,000 Active 5 DOM
4. 2026-06-15
   days on market $287,000 Active 4 DOM
5. 2026-06-13
   days on market $287,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $287,000 Active 1 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: $2,577 · $215/mo
• Projected year-2 tax: $3,499 · $292/mo
• Expected delta: +$921/yr (+$77/mo · 35.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,976
• − Mortgage interest: −$16,076
• − Property taxes: −$2,577
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$8,349
• Taxable loss: −$11,658
• Est. tax savings @ 24.0%: +$2,798
• After-tax cash flow: $-3,494/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: 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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $287,000 MiRealSource-MiMLS
• 2026-06-11 Listed $287,000 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $2,577 · +12.0% YoY. Source: county tax records.