5048 Glenis St · Dearborn Heights, MI 48125

$145,000

3 bd · 1.0 ba · 901 sqft · SingleFamily public records · 5 Days on market

Built 1964 6,534 sqft lot Est $112k · 30% over

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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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offer Received. Highest and Best Due Friday 6pm! Well-maintained 3-bedroom, 2-bath ranch featuring a finished basement, screened-in patio, and spacious 2-car garage. Newer flooring and carpeting add a fresh, updated feel while creating a warm and inviting atmosphere throughout the home. The spacious eat-in kitchen features a large window overlooking the screened-in patio and backyard, creating the perfect spot to enjoy your morning coffee or keep an eye on outdoor activities. The home also features a walk-in shower on the main level for added convenience. The finished lower level offers additional living and entertaining space complete with a full bath. Relax or entertain in the co

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer (assumed); Electric service (assumed)
• Home design: Single-story residential home; Built in 1964; Facing west
• Construction: Basement foundation; Finished basement
• Exterior features: Brick and vinyl siding exterior; Paved street access

Interior

• Kitchen: Kitchen on the entry level (approx. 16 x 12); Includes dishwasher, range/oven, refrigerator
• Bedrooms: Three bedrooms on the entry level — approximately 10 x 8, 10 x 13, and 11 wide; all with carpet
• Flooring: Carpet in bedrooms and living room; Ceramic in one bathroom; Linoleum in the other bathroom
• Bathrooms: Two full bathrooms on the entry level; Main bathroom with ceramic flooring (approx. 8 x 5); Second bathroom with linoleum flooring (approx. 5 x 8)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat source
• Interior features: Finished basement; Total of 7 rooms
• Laundry & utility: Basement provides additional finished living/utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $144k (1.0% below list).
• Recommended offer: $144k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.7% in Dearborn Heights — 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 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+.
• Taylor School District (urban): math 14% / reading 27% proficiency, ranked #462 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 139 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• Current owner paid $45k; list at $145k implies a 222% gain — meaningful room to come down on a strong offer.

Recommended offer $143,553 (1.0% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $111,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26333 Eton Ave	0.19mi	3/1.0	1,000 (+11%)	1mo	$95,000	$95	72
6039 Sylvia St	0.56mi	3/1.0	932 (+3%)	0mo	$150,000	$161	68
26159 Stanford St	0.46mi	4/1.0 (+1)	850 (-6%)	2mo	$92,000	$108	62
4133 Moore St	0.66mi	3/1.0	854 (-5%)	1mo	$106,000	$124	60
4135 Allen St	0.62mi	3/1.0	972 (+8%)	1mo	$40,000	$41	57
26825 Kitch St	0.72mi	3/1.0	972 (+8%)	2mo	$130,000	$134	51
3854 John Daly St	0.55mi	3/1.5	1,019 (+13%)	2mo	$42,000	$41	49
27059 Jeannette Ct	0.61mi	3/1.0	1,020 (+13%)	1mo	$112,500	$110	49
5969 Fellrath St	0.61mi	2/1.0 (-1)	1,000 (+11%)	0mo	$125,000	$125	48
27050 Debra Ct	0.64mi	3/1.0	1,020 (+13%)	1mo	$105,000	$103	47
6330 Hampden St	0.73mi	3/1.0	1,008 (+12%)	2mo	$149,900	$149	45
27051 Joan St	0.72mi	3/1.0	1,020 (+13%)	2mo	$152,500	$150	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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-12,683
• Equity at exit: $21,620

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-959
• Equity at exit: $12,537

Cash invested: $40,600 (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 48125

• Rents YoY: 2.0%
• Active inventory: 139
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$760
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $192

Break-even live

Break-even rent $1,193

Max offer price $145,000

Occupancy floor 82%

Sensitivity live

Price	-10% $274	-5% $233	+0% $192	+5% $151	+10% $110
Rent	-10% $78	-5% $135	+0% $192	+5% $249	+10% $305
Rate	-1.0pp $265	-0.5pp $229	base $192	+0.5pp $154	+1.0pp $116

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	0.48mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	0.51mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	0.52mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	0.80mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.82mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.84mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	0.94mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	0.97mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	1.02mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	1.04mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	1.07mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.09mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.09mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	1.10mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.13mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	1.22mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.31mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	1.32mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.34mi

Listing history 6 events

1. 2026-06-15
   status $145,000 Pending 5 DOM
2. 2026-06-15
   days on market $145,000 Active 5 DOM
3. 2026-06-13
   days on market $145,000 Active 3 DOM
4. 2026-06-13
   statusdays on marketlisting id $145,000 Active 2 DOM
5. 2026-06-08
   remarks 699-char remark
6. 2026-06-08
   listed $145,000 Coming Soon 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: $1,457 · $121/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$388/yr (+$32/mo · 26.6%)

ⓘ 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: $17,226
• − Mortgage interest: −$8,122
• − Property taxes: −$1,457
• − Insurance: −$725
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,218
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,314/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: Taylor School District
• NCES district ID: 2633540
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $43,062
• Composite: 17.62/100
• National rank: #9034
• State rank: #462 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): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+222.2% since first listed

2 events — show timeline

• 2026-06-08 Coming Soon $145,000 MiRealSource-MiMLS
• 2023-02-17 Sold (Public Records) $45,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,457 · +4.3% YoY. Source: county tax records.