336 Grove St · Highland Park, MI 48203

$35,400

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 89 Days on market

Built 1922 3,485 sqft lot $31/sqft · 40% below area Est $59k · 40% under ↓ 46% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch - perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

Key facts

• 3,485 sq ft lot
• 2 garage spots
• Built 1922

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.4% 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: 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $245 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $12k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,276 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.84% ✓
• Cap rate: 34.39%
• Cash-on-cash: 100.36%
• DSCR: 5.47
• GRM: 2.2

CMA / ARV

• ARV (median comp): $59,340
• List price: $35,400
• Delta: -40.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15840 Lawton St	0.66mi	3/1.0	1,176 (+3%)	7mo	$38,000	$32	59
16570 Inverness St	0.16mi	4/2.0 (+1)	1,300 (+14%)	3mo	$120,000	$92	58
15834 Baylis St	0.51mi	3/1.0	1,065 (-7%)	10mo	$111,500	$105	56
15904 Parkside St	0.70mi	3/1.5	1,204 (+5%)	2mo	$140,000	$116	55
15560 La Salle Blvd	0.66mi	3/1.0	1,022 (-11%)	1mo	$35,000	$34	50
241 Moss St	0.55mi	3/1.0	1,300 (+14%)	3mo	$172,500	$133	49
15512 Log Cabin St	0.66mi	3/1.5	1,122 (-2%)	19mo	$17,000	$15	48
326 Eason St	0.36mi	3/1.0	1,256 (+10%)	23mo	$37,000	$29	48
15768 Wabash St	0.46mi	3/1.0	1,000 (-13%)	15mo	$30,000	$30	45

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: 5.75×
• Total profit: $47,082
• Equity at exit: $5,278

10-year hold

• IRR: —
• Equity multiple: 12.00×
• Total profit: $109,066
• Equity at exit: $3,061

Cash invested: $9,912 (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: 219
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$186
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $829

Break-even live

Break-even rent $308

Max offer price $35,400

Occupancy floor 34%

Sensitivity live

Price	-10% $849	-5% $839	+0% $829	+5% $819	+10% $809
Rent	-10% $722	-5% $775	+0% $829	+5% $883	+10% $936
Rate	-1.0pp $847	-0.5pp $838	base $829	+0.5pp $820	+1.0pp $810

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: $8,850
• Closing costs: $1,062
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	18d	1	0.22mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	45d	1	0.32mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	26d	1	0.34mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	19d	1	0.35mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	45d	1	0.36mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	45d	1	0.46mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	0.48mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	45d	1	0.48mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	45d	1	0.50mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	0.50mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	45d	3	0.50mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	21d	1	0.51mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	45d	1	0.51mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	45d	1	0.53mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	3d	1	0.53mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	19d	1	0.62mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	0d	1	0.62mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	18d	1	0.66mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	45d	1	0.99mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	19d	1	1.01mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	45d	1	1.06mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	45d	1	1.09mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	19d	1	1.16mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	1.17mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	1.17mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	1.21mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	26d	1	1.26mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	6d	1	1.27mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	21d	1	1.27mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	45d	1	1.27mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	26d	1	1.27mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	45d	1	1.28mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	45d	1	1.31mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	45d	1	1.32mi
242 Ferris St Highland Park, MI	3.0	1.0	1192	$1,275	$1.07	1d	1	1.33mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	12d	1	1.35mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	45d	1	1.36mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	1.38mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	1.41mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	1.42mi

Listing history 23 events

1. 2026-06-21
   days on market $35,400 Active 89 DOM
2. 2026-06-18
   days on market $35,400 Active 86 DOM
3. 2026-06-17
   days on market $35,400 Active 85 DOM
4. 2026-06-16
   days on market $35,400 Active 84 DOM
5. 2026-06-15
   days on market $35,400 Active 83 DOM
6. 2026-06-13
   days on market $35,400 Active 81 DOM
7. 2026-06-09
   days on market $35,400 Active 77 DOM
8. 2026-06-08
   days on market $35,400 Active 76 DOM
9. 2026-06-07
   days on market $35,400 Active 75 DOM
10. 2026-06-04
    days on market $35,400 Active 72 DOM
11. 2026-06-03
    days on market $35,400 Active 71 DOM
12. 2026-06-02
    days on market $35,400 Active 70 DOM
13. 2026-06-01
    days on market $35,400 Active 69 DOM
14. 2026-05-31
    days on market $35,400 Active 68 DOM
15. 2026-05-02
    price $35,400 293-char remark

    Show marketing remark (297 chars)

    Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch—perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

16. 2026-05-02
    price $35,400 297-char remark

    Show marketing remark (297 chars)

    Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch—perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

17. 2026-04-14
    price $42,900 293-char remark

    Show marketing remark (297 chars)

    Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch—perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

18. 2026-04-14
    price $42,900 297-char remark

    Show marketing remark (297 chars)

    Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch—perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

19. 2026-03-24
    listed $47,000 Active 297-char remark

    Show marketing remark (293 chars)

    Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch - perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

20. 2026-03-24
    listed $47,000 Active 293-char remark

    Show marketing remark (293 chars)

    Charming colonial offering over 1,100 sq ft of living space, featuring 3 bedrooms and 1 full bath. This home includes a 2-car garage and an inviting covered porch - perfect for relaxing. With a little TLC, this property presents a great opportunity to add your personal touch and build equity!

21. 2004-01-28
    soldstatus $65,000
22. 2003-10-31
    soldstatus $60,000
23. 2003-06-04
    listed $65,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$14/yr (+$1/mo · 2.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $16,291
• − Mortgage interest: −$1,983
• − Property taxes: −$518
• − Insurance: −$177
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$1,030
• Taxable income: $9,977
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $7,553/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
• 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

-45.5% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $35,400 MiRealSource-MiMLS
• 2026-05-02 Price Changed $35,400 REALCOMP
• 2026-04-14 Price Changed $42,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $42,900 REALCOMP
• 2026-03-24 Listed $47,000 REALCOMP
• 2026-03-24 Listed $47,000 MiRealSource-MiMLS
• 2004-01-28 Sold (Public Records) $65,000 Public Records
• 2003-10-31 Sold (MLS) $60,000 REALCOMP
• 2003-06-04 Listed $65,000 REALCOMP

Property tax history

-3.8%/yr

Latest (2025): $518 · -21.7% YoY. Source: county tax records.