1579 Dulong Ave · Madison Heights, MI 48071

$220,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 24 Days on market

Built 1957 5,663 sqft lot $148/sqft · at area comps Est $231k · at est.

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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 +9.6/15.0
• Cash flow +8.5/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained Ranch with 3 bedrooms, 1 bathroom, and a spacious family room, plus a bonus room that offers endless possibilities to convert it into a fourth bedroom, home office, or additional living space. Laminate floors all around, new AC 2024, new roof 2019, new driveway 2019, new kitchen 2020 with ceramic floors and all appliances included, Lamphere Public School District. Enjoy a lot of storage area, a carport, and the summer with a lovely fenced-in front and backyard, plus a good-sized shed. Don't miss the opportunity to own this house. All measurements are approximate. A licensed agent must be present at all showings.

Key facts

• 5,663 sq ft lot
• Built 1957
• Listed 23 days

Property features AI

Exterior

• Parking: Attached covered parking with direct access; Driveway; Carport; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Slab foundation; Shingle roof
• Exterior features: Fenced front and back yard; Shed

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Range hood; Refrigerator; Garbage disposal
• Bedrooms: 7 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Dishwasher; Garbage disposal; Microwave; Range hood; Free-standing gas range; Free-standing refrigerator
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (13.1% below list).
• Recommended offer: $186k (15.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#62 in MI, #1,347 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D.
• Lamphere Public Schools (suburban): math 28% / reading 49% proficiency, ranked #235 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 141 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $7k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 32y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,618 (15.6% 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 9.6

CMA / ARV

• ARV (median comp): $230,975
• List price: $220,000
• Delta: -2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233 Elliott Ave	0.31mi	3/1.5	1,500 (+1%)	7mo	$275,000	$183	76
30232 Austin Dr	0.64mi	3/1.5	1,454 (-2%)	1mo	$270,000	$186	64
30469 Winthrop Dr	0.45mi	3/1.5	1,371 (-8%)	4mo	$275,000	$201	62
761 Tanglewood Dr	0.53mi	4/1.5 (+1)	1,488 (+0%)	8mo	$330,000	$222	61
30600 Manor Dr	0.40mi	3/2.0	1,601 (+8%)	7mo	$270,000	$169	58
29713 Mackenzie Cir W	0.63mi	3/1.5	1,558 (+5%)	3mo	$263,000	$169	58
28767 Alden St	0.51mi	4/3.0 (+1)	1,452 (-2%)	6mo	$260,000	$179	54
830 Mapleknoll Ave	0.72mi	3/1.5	1,599 (+8%)	2mo	$275,000	$172	50
28720 Alden St	0.56mi	4/2.0 (+1)	1,587 (+7%)	4mo	$270,000	$170	50
29730 Mackenzie Cir E	0.70mi	4/1.5 (+1)	1,545 (+4%)	5mo	$235,000	$152	50
583 Manchester St	0.69mi	3/1.5	1,371 (-8%)	7mo	$260,000	$190	48
936 E Katherine Ave	0.72mi	2/1.0 (-1)	1,633 (+10%)	8mo	$231,000	$141	38

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-48,268
• Equity at exit: $32,803

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-58,906
• Equity at exit: $19,022

Cash invested: $61,600 (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 48071

• Rents YoY: 2.8%
• Active inventory: 141
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$460 /mo · $5,516/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-195

Break-even live

Break-even rent $2,158

Max offer price $185,618

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-132	+0% $-195	+5% $-257	+10% $-319
Rent	-10% $-346	-5% $-270	+0% $-195	+5% $-119	+10% $-44
Rate	-1.0pp $-84	-0.5pp $-139	base $-195	+0.5pp $-252	+1.0pp $-310

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1554 Cynthia Ave Madison Heights, MI	3.0	1.5	1021	$1,950	$1.91	5d	1	0.21mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	19d	1	0.24mi
29336 Dequindre Rd Unit 103 Warren, MI	2.0	1.0	900	$1,245	$1.38	6d	1	0.26mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	45d	1	0.33mi
29408 Dequindre Rd Unit 203 Warren, MI	2.0	1.0	900	$1,145	$1.27	6d	1	0.36mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	3d	4	0.42mi
1045 E 12 Mile Rd Madison Heights, MI	3.0	1.0	1700	$4,000	$2.35	0d	1	0.53mi
1545 E Thirteen Mile Rd Madison Heights, MI	2.0	1.0–2.0	870	$1,910	$2.20	0d	15	0.69mi
300 E Thirteen Mile Rd Madison Heights, MI	2.0	1.5	1350	$1,475	$1.09	19d	1	0.91mi
28222 Saint Louise Dr Warren, MI	3.0	2.0	1600	$5,500	$3.44	0d	1	0.92mi
324 E Thirteen Mile Rd Madison Heights, MI	1.0–2.0	1.0–1.5	950	$1,775	$1.87	4d	1	0.96mi
317 E Irving Ave Madison Heights, MI	2.0	2.5	1560	$2,700	$1.73	0d	1	1.13mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,618	$1.79	0d	1	1.17mi
28439 Wexford Dr Warren, MI	3.0	1.5	1253	$2,099	$1.68	25d	1	1.17mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	0d	11	1.19mi
31430 John R Rd Madison Heights, MI	1.0–2.0	1.0	870	$1,335	$1.53	45d	1	1.28mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	45d	1	1.30mi
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	23d	1	1.40mi
31779 Ryan Rd Warren, MI	3.0	1.0	1200	$1,800	$1.50	45d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $220,000 Active 24 DOM
2. 2026-06-18
   days on market $220,000 Active 21 DOM
3. 2026-06-17
   days on market $220,000 Active 20 DOM
4. 2026-06-16
   days on market $220,000 Active 19 DOM
5. 2026-06-15
   days on market $220,000 Active 18 DOM
6. 2026-06-13
   pricedays on market $220,000 Active 16 DOM
7. 2026-06-09
   days on market $200,000 Active 12 DOM
8. 2026-06-08
   days on market $200,000 Active 11 DOM
9. 2026-06-07
   days on market $200,000 Active 10 DOM
10. 2026-06-04
    days on market $200,000 Active 7 DOM
11. 2026-06-03
    days on market $200,000 Active 6 DOM
12. 2026-06-02
    days on market $200,000 Active 5 DOM
13. 2026-06-01
    days on market $200,000 Active 4 DOM
14. 2026-05-31
    days on market $200,000 Active 3 DOM
15. 2026-05-12
    price $220,000 651-char remark
16. 2026-05-11
    price $220,000 651-char remark
17. 2026-03-29
    price $224,900 651-char remark
18. 2026-03-28
    price $224,900 651-char remark
19. 2026-03-19
    listed $229,900 Active 651-char remark
20. 2026-03-19
    listed $229,900 Active 651-char remark
21. 2026-03-12
    historical $229,900 651-char remark
22. 2025-09-05
    historical
23. 2025-09-05
    historical
24. 2025-08-16
    price $229,900
25. 2025-08-15
    price $229,900
26. 2025-08-08
    listed $235,000 Active
27. 2025-08-08
    listed $235,000 Active
28. 2025-08-06
    historical
29. 2024-08-28
    soldstatus $210,000
30. 2024-08-23
    soldstatus $210,000 Sold
31. 2024-08-23
    soldstatus $210,000 Closed
32. 2024-08-05
    status Pending
33. 2024-08-05
    status Pending
34. 2024-06-29
    price $214,900
35. 2024-06-28
    price $214,900
36. 2024-06-10
    listed $219,900 Active
37. 2024-06-10
    listed $219,900 Active
38. 2017-02-16
    historical
39. 2017-02-16
    historical
40. 2017-02-14
    price $135,000
41. 2017-02-13
    price $135,000
42. 2016-12-06
    listed $140,000 Active
43. 2016-12-05
    listed $140,000 Active
44. 2014-10-10
    soldstatus $70,000
45. 2014-10-08
    soldstatus $70,000
46. 2014-10-08
    soldstatus $70,000
47. 2014-09-26
    historical
48. 2014-09-16
    listed $74,900
49. 2014-09-16
    listed $74,900
50. 1998-09-11
    soldstatus $106,000

ⓘ 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: $5,516 · $460/mo
• Projected year-2 tax: $5,516 · $460/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,942
• − Mortgage interest: −$12,323
• − Property taxes: −$5,516
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,400
• Taxable loss: −$6,067
• Est. tax savings @ 24.0%: +$1,456
• After-tax cash flow: $-879/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: Lamphere Public Schools
• NCES district ID: 2621120
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $44,993
• Composite: 32.69/100
• National rank: #5649
• State rank: #235 of 540 in MI

Livability — Madison Heights

• Score: 81/100
• State rank: #62
• US rank: #1347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison Heights, MI
• County: Oakland County · 1,009,092 people
• City population: 28,419
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 28,419
• Household income: $69,503
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 786.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 3% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.69%
• Current HPI: 243.4861
• Rent YoY: ▲ 2.81%
• 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

+207.7% since first listed

46 events — show timeline

• 2026-06-11 Price Changed $220,000 MiRealSource-MiMLS
• 2026-06-10 Price Changed $220,000 REALCOMP
• 2026-05-29 Listed $200,000 MiRealSource-MiMLS
• 2026-05-29 Listed $200,000 REALCOMP
• 2026-05-22 Coming Soon $200,000 MiRealSource-MiMLS
• 2026-05-21 Listing Removed — MiRealSource-MiMLS
• 2026-05-21 Listing Removed — REALCOMP
• 2026-05-12 Price Changed $220,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $220,000 REALCOMP
• 2026-03-29 Price Changed $224,900 MiRealSource-MiMLS
• 2026-03-28 Price Changed $224,900 REALCOMP
• 2026-03-19 Listed $229,900 REALCOMP
• 2026-03-19 Listed $229,900 MiRealSource-MiMLS
• 2026-03-12 Coming Soon — MiRealSource-MiMLS
• 2025-09-05 Listing Removed — REALCOMP
• 2025-09-05 Listing Removed — MiRealSource-MiMLS
• 2025-08-16 Price Changed $229,900 MiRealSource-MiMLS
• 2025-08-15 Price Changed $229,900 REALCOMP
• 2025-08-08 Listed $235,000 MiRealSource-MiMLS
• 2025-08-08 Listed $235,000 REALCOMP
• 2025-08-06 Coming Soon — MiRealSource-MiMLS
• 2024-08-28 Sold (Public Records) $210,000 Public Records
• 2024-08-23 Sold (MLS) $210,000 MiRealSource-MiMLS
• 2024-08-23 Sold (MLS) $210,000 REALCOMP
• 2024-08-05 Pending — MiRealSource-MiMLS
• 2024-08-05 Pending — REALCOMP
• 2024-06-29 Price Changed $214,900 MiRealSource-MiMLS
• 2024-06-28 Price Changed $214,900 REALCOMP
• 2024-06-10 Listed $219,900 MiRealSource-MiMLS
• 2024-06-10 Listed $219,900 REALCOMP
• 2017-02-16 Listing Removed — REALCOMP
• 2017-02-16 Listing Removed — MiRealSource-MiMLS
• 2017-02-14 Price Changed $135,000 MiRealSource-MiMLS
• 2017-02-13 Price Changed $135,000 REALCOMP
• 2016-12-06 Listed $140,000 MiRealSource-MiMLS
• 2016-12-05 Listed $140,000 REALCOMP
• 2014-10-10 Sold (Public Records) $70,000 Public Records
• 2014-10-08 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2014-10-08 Sold (MLS) $70,000 REALCOMP
• 2014-09-26 Listing Removed — MiRealSource-MiMLS
• 2014-09-16 Listed $74,900 MiRealSource-MiMLS
• 2014-09-16 Listed $74,900 REALCOMP
• 1998-09-11 Sold (Public Records) $106,000 Public Records
• 1994-07-01 Sold (Public Records) $69,000 Public Records
• 1994-06-15 Sold (MLS) $69,000 MiRealSource-MiMLS
• 1994-03-24 Listed $71,500 MiRealSource-MiMLS

Property tax history

+11.6%/yr

Latest (2025): $5,516 · +84.8% YoY. Source: county tax records.