73 Grove St · Highland Park, MI 48203

$24,999

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 90 Days on market

Built 1915 3,920 sqft lot $21/sqft · 46% below area Est $46k · 46% under ↓ 29% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHOUTING OUT TO ALL INVESTORS!! This property has very good bones-4 bedrooms, living room, dining room 2 bathrooms and 2 kitchens * Home-Being-Sold-As

Key facts

• 3,920 sq ft lot
• Built 1915
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 46.3% vs local median 14.2% in Highland Park — 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 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 216 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 42% of the median local income ($38k/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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 5.35% ✓
• Cap rate: 46.34%
• Cash-on-cash: 143.04%
• DSCR: 7.36
• GRM: 1.6

CMA / ARV

• ARV (median comp): $46,494
• List price: $24,999
• Delta: -46.23%
• 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
50 Eason St	0.28mi	3/1.5	1,162 (-3%)	1mo	$47,500	$41	81
101 Stevens St	0.51mi	3/1.5	1,200 (0%)	6mo	$75,000	$63	71
241 Moss St	0.38mi	3/1.0	1,300 (+8%)	3mo	$172,500	$133	64
326 Eason St	0.41mi	3/1.0	1,256 (+5%)	23mo	$37,000	$29	52
220 Moss St	0.33mi	3/1.5	1,379 (+15%)	12mo	$186,000	$135	50
140 W Margaret St	0.72mi	3/1.0	1,258 (+5%)	8mo	$23,000	$18	50
16570 Inverness St	0.66mi	4/2.0 (+1)	1,300 (+8%)	3mo	$120,000	$92	46
194 Candler St	0.73mi	3/1.5	1,152 (-4%)	17mo	$27,500	$24	45
17314 Brush St	0.70mi	3/1.0	1,144 (-5%)	16mo	$26,300	$23	44
140 Ferris St	0.68mi	3/1.0	1,100 (-8%)	12mo	$21,000	$19	42
361 Pilgrim St	0.59mi	2/1.0 (-1)	1,368 (+14%)	10mo	$8,000	$6	34
128 E Montana St	0.74mi	3/2.0	1,344 (+12%)	22mo	$179,900	$134	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.02×
• Total profit: $49,140
• Equity at exit: $3,727

10-year hold

• IRR: —
• Equity multiple: 16.92×
• Total profit: $111,423
• Equity at exit: $2,161

Cash invested: $7,000 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$131
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $834

Break-even live

Break-even rent $281

Max offer price $24,999

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	17d	1	0.20mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	43d	3	0.24mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	43d	1	0.29mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	24d	1	0.35mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	43d	1	0.38mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	0.44mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	0.49mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	43d	1	0.50mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	43d	1	0.50mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	43d	1	0.51mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	43d	1	0.51mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	43d	1	0.59mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	1d	1	0.59mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	16d	1	0.69mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	0.84mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	43d	1	0.84mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	0.85mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	0.85mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	1.03mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	43d	1	1.03mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	43d	1	1.07mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	16d	1	1.17mi
127 W Buena Vista St Unit 129 Highland Park, MI	2.0	1.0	800	$1,000	$1.25	43d	1	1.36mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	4d	1	1.40mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	19d	1	1.40mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	4d	1	1.43mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	1.44mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.46mi

Listing history 33 events

1. 2026-06-18
   days on market $24,999 Active 90 DOM
2. 2026-06-17
   days on market $24,999 Active 89 DOM
3. 2026-06-16
   days on market $24,999 Active 88 DOM
4. 2026-06-15
   pricedays on market $24,999 Active 87 DOM
5. 2026-06-13
   days on market $28,999 Active 85 DOM
6. 2026-06-09
   days on market $28,999 Active 81 DOM
7. 2026-06-08
   days on market $28,999 Active 80 DOM
8. 2026-06-07
   days on market $28,999 Active 79 DOM
9. 2026-06-04
   days on market $28,999 Active 76 DOM
10. 2026-06-03
    pricedays on market $28,999 Active 75 DOM
11. 2026-06-02
    days on market $30,000 Active 74 DOM
12. 2026-06-01
    days on market $30,000 Active 73 DOM
13. 2026-05-31
    days on market $30,000 Active 72 DOM
14. 2026-03-19
    listed $30,000 Active 151-char remark

    Show marketing remark (153 chars)

    SHOUTING OUT TO ALL INVESTORS!! This property has very good bones-4 bedrooms, living room, dining room 2 bathrooms and 2 kitchens * Home-Being-Sold-As

15. 2026-03-19
    listed $30,000 Active 153-char remark

    Show marketing remark (153 chars)

    SHOUTING OUT TO ALL INVESTORS!! This property has very good bones-4 bedrooms, living room, dining room 2 bathrooms and 2 kitchens * Home-Being-Sold-As

16. 2026-02-20
    historical
17. 2026-02-20
    historical
18. 2026-01-30
    price $25,000
19. 2026-01-29
    price $25,000
20. 2025-12-26
    listed $38,000 Active
21. 2025-12-26
    listed $38,000 Active
22. 2024-01-06
    historical
23. 2024-01-05
    historical
24. 2023-10-07
    price $33,000
25. 2023-10-07
    price $33,000
26. 2023-10-05
    listed $29,000 Active
27. 2023-10-04
    listed $29,000 Active
28. 2023-07-22
    historical
29. 2023-07-22
    historical
30. 2023-03-22
    price $35,000
31. 2023-03-22
    price $35,000
32. 2023-01-24
    listed $42,000 Active
33. 2023-01-22
    listed $42,000 Active

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,051
• − Mortgage interest: −$1,400
• − Property taxes: −$970
• − Insurance: −$125
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$727
• Taxable income: $10,260
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $7,550/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

-28.6% since first listed

20 events — show timeline

• 2026-03-19 Listed $30,000 REALCOMP
• 2026-03-19 Listed $30,000 MiRealSource-MiMLS
• 2026-02-20 Listing Removed — MiRealSource-MiMLS
• 2026-02-20 Listing Removed — REALCOMP
• 2026-01-30 Price Changed $25,000 MiRealSource-MiMLS
• 2026-01-29 Price Changed $25,000 REALCOMP
• 2025-12-26 Listed $38,000 REALCOMP
• 2025-12-26 Listed $38,000 MiRealSource-MiMLS
• 2024-01-06 Listing Removed — MiRealSource-MiMLS
• 2024-01-05 Listing Removed — REALCOMP
• 2023-10-07 Price Changed $33,000 MiRealSource-MiMLS
• 2023-10-07 Price Changed $33,000 REALCOMP
• 2023-10-05 Listed $29,000 REALCOMP
• 2023-10-04 Listed $29,000 MiRealSource-MiMLS
• 2023-07-22 Listing Removed — MiRealSource-MiMLS
• 2023-07-22 Listing Removed — REALCOMP
• 2023-03-22 Price Changed $35,000 MiRealSource-MiMLS
• 2023-03-22 Price Changed $35,000 REALCOMP
• 2023-01-24 Listed $42,000 REALCOMP
• 2023-01-22 Listed $42,000 MiRealSource-MiMLS

Property tax history

+0.5%/yr

Latest (2025): $970 · -18.5% YoY. Source: county tax records.