8300 Kinmore St · Dearborn Heights, MI 48127

$250,000

3 bd · 2.5 ba · 1,194 sqft · SingleFamily public records · 4 Days on market

Built 1955 6,098 sqft lot $209/sqft · 78% above area Est $280k · 11% under

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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).

• ARV discount +12.4/15.0
• Cash flow +8.4/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful mid-century ranch offering timeless charm and comfortable living! Step inside to discover gleaming hardwood flooring that flows throughout the main level, creating a warm and inviting atmosphere. The eat-in kitchen features updated cabinetry and a cozy dining area with views overlooking the backyard - perfect for everyday meals or casual entertaining. All bedrooms are generously sized and offer ample closet space, providing both comfort and functionality. The finished basement expands your living space with a large family/recreation area, a dedicated laundry room, and a versatile flex room - ideal for a home office, craft space, or additional storage. Let your imagination bring this space to life! Enjoy the convenience of being located near Hines Drive, offering easy access to outdoor activities and scenic surroundings. Parks, schools, places of worship, and shopping are all just minutes away, making this an ideal location for a variety of lifestyles. Immediate occupancy means you can move right in and start enjoying your new home. Final approval of sale is required by the court for guardianship/conservator. Per the seller's request, all offers will be reviewed on Monday, May 4th - don't miss your opportunity to make this charming home yours!

Key facts

• Hardwood flooring
• Finished basement
• Eat-in kitchen

Tags

• HARDWOOD FLOORING
• EAT-IN KITCHEN
• UPDATED CABINETRY
• FINISHED BASEMENT
• LARGE FAMILY AREA
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Driveway; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction; Asphalt roof; Home warranty included
• Exterior features: Paved road access; Lighting

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished full basement; Lighting
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (31.0% below list).
• Recommended offer: $173k (31.0% below list) — sets the bar for 1% rule.

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; 148 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% 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 $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 4 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,557 (31.0% 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 1955 — 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: 0.69% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 12.1

CMA / ARV

• ARV (median comp): $280,237
• List price: $250,000
• Delta: -10.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8356 Glengary St	0.06mi	3/1.0	1,100 (-8%)	7mo	$253,000	$230	72
26388 Ann Arbor Trl	0.51mi	3/1.5	1,194 (0%)	1mo	$270,000	$226	71
25750 Jennifer	0.44mi	3/2.0	1,156 (-3%)	12mo	$200,000	$173	62
8476 Robindale Ave	0.30mi	3/1.0	1,304 (+9%)	9mo	$180,000	$138	58
9130 Kinloch	0.68mi	3/1.5	1,144 (-4%)	3mo	$123,000	$108	55
9335 Louis St	0.66mi	3/1.5	1,267 (+6%)	1mo	$255,000	$201	54
8074 Nightingale St	0.30mi	3/1.0	1,020 (-15%)	6mo	$200,000	$196	51
9242 Jerome	0.58mi	2/2.0 (-1)	1,227 (+3%)	12mo	$200,000	$163	51
7302 Nightingale St	0.70mi	3/1.0	1,118 (-6%)	4mo	$155,000	$139	48
24800 Ann Arbor Trl	0.44mi	3/1.0	1,371 (+15%)	2mo	$233,000	$170	47
8039 Nightingale St	0.30mi	3/1.0	1,020 (-15%)	11mo	$235,000	$230	46
9022 Winston	0.70mi	3/1.0	1,020 (-15%)	8mo	$215,000	$211	30

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-59,122
• Equity at exit: $37,276

10-year hold

• IRR: -31.1%
• Equity multiple: -0.24×
• Total profit: $-87,051
• Equity at exit: $21,615

Cash invested: $70,000 (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: 148
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-222

Break-even live

Break-even rent $2,007

Max offer price $210,707

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-152	+0% $-222	+5% $-293	+10% $-364
Rent	-10% $-359	-5% $-291	+0% $-222	+5% $-154	+10% $-86
Rate	-1.0pp $-97	-0.5pp $-159	base $-222	+0.5pp $-287	+1.0pp $-353

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	0.25mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	16d	1	0.27mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	45d	1	0.63mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	19d	1	0.86mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	0d	1	0.86mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	23d	1	0.87mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	45d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	18d	1	0.94mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	25d	1	0.99mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	6d	1	1.07mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	3d	22	1.12mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	45d	1	1.15mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	13d	1	1.33mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	18d	1	1.34mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	0d	1	1.35mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	1.47mi

Listing history 4 events

1. 2026-05-05
   status Pending 1293-char remark

   Show marketing remark (1293 chars)

   Welcome home to this beautiful mid-century ranch offering timeless charm and comfortable living! Step inside to discover gleaming hardwood flooring that flows throughout the main level, creating a warm and inviting atmosphere. The eat-in kitchen features updated cabinetry and a cozy dining area with views overlooking the backyard - perfect for everyday meals or casual entertaining. All bedrooms are generously sized and offer ample closet space, providing both comfort and functionality. The finished basement expands your living space with a large family/recreation area, a dedicated laundry room, and a versatile flex room - ideal for a home office, craft space, or additional storage. Let your imagination bring this space to life! Enjoy the convenience of being located near Hines Drive, offering easy access to outdoor activities and scenic surroundings. Parks, schools, places of worship, and shopping are all just minutes away, making this an ideal location for a variety of lifestyles. Immediate occupancy means you can move right in and start enjoying your new home. Final approval of sale is required by the court for guardianship/conservator. Per the seller's request, all offers will be reviewed on Monday, May 4th - don't miss your opportunity to make this charming home yours!

2. 2026-05-05
   status Pending 1318-char remark

   Show marketing remark (1293 chars)

   Welcome home to this beautiful mid-century ranch offering timeless charm and comfortable living! Step inside to discover gleaming hardwood flooring that flows throughout the main level, creating a warm and inviting atmosphere. The eat-in kitchen features updated cabinetry and a cozy dining area with views overlooking the backyard - perfect for everyday meals or casual entertaining. All bedrooms are generously sized and offer ample closet space, providing both comfort and functionality. The finished basement expands your living space with a large family/recreation area, a dedicated laundry room, and a versatile flex room - ideal for a home office, craft space, or additional storage. Let your imagination bring this space to life! Enjoy the convenience of being located near Hines Drive, offering easy access to outdoor activities and scenic surroundings. Parks, schools, places of worship, and shopping are all just minutes away, making this an ideal location for a variety of lifestyles. Immediate occupancy means you can move right in and start enjoying your new home. Final approval of sale is required by the court for guardianship/conservator. Per the seller's request, all offers will be reviewed on Monday, May 4th - don't miss your opportunity to make this charming home yours!

3. 2026-05-01
   listed $250,000 Active 1293-char remark

   Show marketing remark (1293 chars)

   Welcome home to this beautiful mid-century ranch offering timeless charm and comfortable living! Step inside to discover gleaming hardwood flooring that flows throughout the main level, creating a warm and inviting atmosphere. The eat-in kitchen features updated cabinetry and a cozy dining area with views overlooking the backyard - perfect for everyday meals or casual entertaining. All bedrooms are generously sized and offer ample closet space, providing both comfort and functionality. The finished basement expands your living space with a large family/recreation area, a dedicated laundry room, and a versatile flex room - ideal for a home office, craft space, or additional storage. Let your imagination bring this space to life! Enjoy the convenience of being located near Hines Drive, offering easy access to outdoor activities and scenic surroundings. Parks, schools, places of worship, and shopping are all just minutes away, making this an ideal location for a variety of lifestyles. Immediate occupancy means you can move right in and start enjoying your new home. Final approval of sale is required by the court for guardianship/conservator. Per the seller's request, all offers will be reviewed on Monday, May 4th - don't miss your opportunity to make this charming home yours!

4. 2026-05-01
   listed $250,000 Active 1318-char remark

   Show marketing remark (1293 chars)

   Welcome home to this beautiful mid-century ranch offering timeless charm and comfortable living! Step inside to discover gleaming hardwood flooring that flows throughout the main level, creating a warm and inviting atmosphere. The eat-in kitchen features updated cabinetry and a cozy dining area with views overlooking the backyard - perfect for everyday meals or casual entertaining. All bedrooms are generously sized and offer ample closet space, providing both comfort and functionality. The finished basement expands your living space with a large family/recreation area, a dedicated laundry room, and a versatile flex room - ideal for a home office, craft space, or additional storage. Let your imagination bring this space to life! Enjoy the convenience of being located near Hines Drive, offering easy access to outdoor activities and scenic surroundings. Parks, schools, places of worship, and shopping are all just minutes away, making this an ideal location for a variety of lifestyles. Immediate occupancy means you can move right in and start enjoying your new home. Final approval of sale is required by the court for guardianship/conservator. Per the seller's request, all offers will be reviewed on Monday, May 4th - don't miss your opportunity to make this charming home yours!

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,948 · $246/mo
• Expected delta: +$902/yr (+$75/mo · 44.1%)

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

Taxation est. · year 1

• Rental income: $20,707
• − Mortgage interest: −$14,004
• − Property taxes: −$2,045
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$7,273
• Taxable loss: −$7,178
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-946/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

4 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-01 Listed $250,000 REALCOMP
• 2026-05-01 Listed $250,000 MiRealSource-MiMLS

Property tax history

+0.1%/yr

Latest (2025): $2,045 · -19.7% YoY. Source: county tax records.