29300 Kensington Ct · Southfield, MI 48076

$210,000

3 bd · 1.5 ba · 2,629 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.39 ac lot Est $376k · 44% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHERIFF DEED WILL BE REDEEMED

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 9.6% vs local median 4.6% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 96 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago 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.
• Current owner paid $144k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1966 — 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. 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?
4. 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?
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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $375,947
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29661 Chelmsford Rd	0.42mi	3/2.0	2,657 (+1%)	2mo	$342,000	$129	75
19771 Hickory Leaf St	0.36mi	3/1.5	2,760 (+5%)	2mo	$365,000	$132	73
19661 Silver Spring St	0.29mi	3/3.0	2,450 (-7%)	3mo	$370,000	$151	66
29758 Rambling Rd	0.61mi	3/1.5	2,522 (-4%)	0mo	$212,000	$84	64
28445 Fontana Dr	0.49mi	4/2.5 (+1)	2,690 (+2%)	4mo	$313,000	$116	61
20204 Beechaven St	0.50mi	4/2.5 (+1)	2,482 (-6%)	2mo	$475,000	$191	56
29994 Rambling Rd	0.72mi	4/2.0 (+1)	2,517 (-4%)	3mo	$410,000	$163	50
30006 Rambling Rd	0.71mi	3/3.0	2,850 (+8%)	1mo	$409,000	$144	46
18761 Dolores Ave	0.61mi	3/2.5	2,259 (-14%)	0mo	$415,000	$184	44
29441 Somerset Dr	0.59mi	3/2.5	2,279 (-13%)	4mo	$308,880	$136	42
29666 Guy St	0.72mi	3/2.5	2,300 (-12%)	0mo	$328,000	$143	41
19230 Red Maple Ct	0.73mi	4/2.5 (+1)	2,990 (+14%)	1mo	$310,000	$104	33

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $7,680
• Equity at exit: $31,312

10-year hold

• IRR: 14.5%
• Equity multiple: 2.27×
• Total profit: $74,900
• Equity at exit: $18,157

Cash invested: $58,800 (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 48076

• Rents YoY: 4.8%
• Active inventory: 96
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,569 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $578

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 72%

Sensitivity live

Price	-10% $723	-5% $651	+0% $578	+5% $506	+10% $433
Rent	-10% $375	-5% $477	+0% $578	+5% $680	+10% $781
Rate	-1.0pp $684	-0.5pp $632	base $578	+0.5pp $524	+1.0pp $468

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27345 Harvard Rd Southfield, MI	4.0	2.5	2500	$3,495	$1.40	13d	1	1.05mi
30300 Southfield Rd Southfield, MI	1.0–3.0	1.0–2.5	1450	$2,150	$1.48	0d	1	1.18mi
31065 Huntley Sq W Beverly Hills, MI	2.0–3.0	1.5–2.0	1375	$2,180	$1.59	0d	9	1.18mi
20800 Knob Woods Dr Southfield, MI	1.0–3.0	1.0–2.5	1625	$2,515	$1.55	0d	9	1.39mi

Listing history 12 events

1. 2026-03-16
   status Pending

   Show marketing remark (29 chars)

   SHERIFF DEED WILL BE REDEEMED

2. 2026-03-16
   listed $210,000 Active

   Show marketing remark (29 chars)

   SHERIFF DEED WILL BE REDEEMED

3. 2026-03-16
   historical 29-char remark

   Show marketing remark (29 chars)

   SHERIFF DEED WILL BE REDEEMED

4. 2026-03-16
   listed $210,000 29-char remark

   Show marketing remark (29 chars)

   SHERIFF DEED WILL BE REDEEMED

5. 2013-11-07
   soldstatus $144,200
6. 2013-10-18
   soldstatus $144,200 404-char remark

   Show marketing remark (404 chars)

   ACCEPTING BACKUP OFFERS AT THIS TIME. 3-4 BR BRICK QUAD WITH 3.1 BA. MBR WITH FP, AND 2ND FP IN FAMILY ROOM. 3RD LEVEL WITH BR AND OWN PRIVATE BA. FIN BASMT W/ BA AND 2 ADDITIONAL BONUS ROOMS. C/A, AND ENCLOSED FLORIDA RM. 2 CAR ATT GAR. WITH CIRCULAR DR. LG LOT. SOLD AS IS. EMD TO BE HELD AT LIST OFF. PER OWNER, SHOWINGS BY APPT ONLY AFTER POF IS RECEIVED AND CONFIRMED. POF REQUIRED FOR ALL SHOWINGS.

7. 2013-10-18
   soldstatus $144,200

   Show marketing remark (404 chars)

   ACCEPTING BACKUP OFFERS AT THIS TIME. 3-4 BR BRICK QUAD WITH 3.1 BA. MBR WITH FP, AND 2ND FP IN FAMILY ROOM. 3RD LEVEL WITH BR AND OWN PRIVATE BA. FIN BASMT W/ BA AND 2 ADDITIONAL BONUS ROOMS. C/A, AND ENCLOSED FLORIDA RM. 2 CAR ATT GAR. WITH CIRCULAR DR. LG LOT. SOLD AS IS. EMD TO BE HELD AT LIST OFF. PER OWNER, SHOWINGS BY APPT ONLY AFTER POF IS RECEIVED AND CONFIRMED. POF REQUIRED FOR ALL SHOWINGS.

8. 2013-09-19
   historical 404-char remark

   Show marketing remark (404 chars)

   ACCEPTING BACKUP OFFERS AT THIS TIME. 3-4 BR BRICK QUAD WITH 3.1 BA. MBR WITH FP, AND 2ND FP IN FAMILY ROOM. 3RD LEVEL WITH BR AND OWN PRIVATE BA. FIN BASMT W/ BA AND 2 ADDITIONAL BONUS ROOMS. C/A, AND ENCLOSED FLORIDA RM. 2 CAR ATT GAR. WITH CIRCULAR DR. LG LOT. SOLD AS IS. EMD TO BE HELD AT LIST OFF. PER OWNER, SHOWINGS BY APPT ONLY AFTER POF IS RECEIVED AND CONFIRMED. POF REQUIRED FOR ALL SHOWINGS.

9. 2013-09-19
   historical

   Show marketing remark (404 chars)

   ACCEPTING BACKUP OFFERS AT THIS TIME. 3-4 BR BRICK QUAD WITH 3.1 BA. MBR WITH FP, AND 2ND FP IN FAMILY ROOM. 3RD LEVEL WITH BR AND OWN PRIVATE BA. FIN BASMT W/ BA AND 2 ADDITIONAL BONUS ROOMS. C/A, AND ENCLOSED FLORIDA RM. 2 CAR ATT GAR. WITH CIRCULAR DR. LG LOT. SOLD AS IS. EMD TO BE HELD AT LIST OFF. PER OWNER, SHOWINGS BY APPT ONLY AFTER POF IS RECEIVED AND CONFIRMED. POF REQUIRED FOR ALL SHOWINGS.

10. 2013-08-01
    listed $140,000 404-char remark

    Show marketing remark (404 chars)

    ACCEPTING BACKUP OFFERS AT THIS TIME. 3-4 BR BRICK QUAD WITH 3.1 BA. MBR WITH FP, AND 2ND FP IN FAMILY ROOM. 3RD LEVEL WITH BR AND OWN PRIVATE BA. FIN BASMT W/ BA AND 2 ADDITIONAL BONUS ROOMS. C/A, AND ENCLOSED FLORIDA RM. 2 CAR ATT GAR. WITH CIRCULAR DR. LG LOT. SOLD AS IS. EMD TO BE HELD AT LIST OFF. PER OWNER, SHOWINGS BY APPT ONLY AFTER POF IS RECEIVED AND CONFIRMED. POF REQUIRED FOR ALL SHOWINGS.

11. 2013-08-01
    listed $140,000

    Show marketing remark (404 chars)

    ACCEPTING BACKUP OFFERS AT THIS TIME. 3-4 BR BRICK QUAD WITH 3.1 BA. MBR WITH FP, AND 2ND FP IN FAMILY ROOM. 3RD LEVEL WITH BR AND OWN PRIVATE BA. FIN BASMT W/ BA AND 2 ADDITIONAL BONUS ROOMS. C/A, AND ENCLOSED FLORIDA RM. 2 CAR ATT GAR. WITH CIRCULAR DR. LG LOT. SOLD AS IS. EMD TO BE HELD AT LIST OFF. PER OWNER, SHOWINGS BY APPT ONLY AFTER POF IS RECEIVED AND CONFIRMED. POF REQUIRED FOR ALL SHOWINGS.

12. 1995-05-31
    soldstatus $145,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,828
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$6,109
• Taxable income: $3,823
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $6,021/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,405
• Household income: $90,058
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 607.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 3% Arabic 2% Russian/Polish/Slavic 1%

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: ▼ -192.13%
• Current HPI: 229.2304
• Rent YoY: ▲ 4.84%
• 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

+43.9% since first listed

12 events — show timeline

• 2026-03-16 Pending — REALCOMP
• 2026-03-16 Listed $210,000 REALCOMP
• 2026-03-16 Listed $210,000 MiRealSource-MiMLS
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2013-11-07 Sold (Public Records) $144,200 Public Records
• 2013-10-18 Sold (MLS) $144,200 REALCOMP
• 2013-10-18 Sold (MLS) $144,200 MiRealSource-MiMLS
• 2013-09-19 Listing Removed — REALCOMP
• 2013-09-19 Listing Removed — MiRealSource-MiMLS
• 2013-08-01 Listed $140,000 REALCOMP
• 2013-08-01 Listed $140,000 MiRealSource-MiMLS
• 1995-05-31 Sold (Public Records) $145,900 Public Records

Property tax history

+14.1%/yr

Latest (2025): $16,569 · +52.2% YoY. Source: county tax records.