25308 Joy Rd · Dearborn Heights, MI 48239

$209,000

3 bd · 1.5 ba · 1,102 sqft · SingleFamily public records · 8 Days on market

Built 1954 6,970 sqft lot $190/sqft · 71% above area Est $217k · 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).

• Cash flow +11.6/30.0
• ARV discount +9.1/15.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Redford Township ranch- move-in ready and full of updates! This 3-bed, 1.5-bath home offers easy one-floor living with a renovated kitchen, updated windows, hardwood floors, and new carpet in the bedrooms. Need more space? The finished basement has you covered, and the three-season room is the perfect spot to unwind. Outside, enjoy a generous lot and a garage- whether you're a first-time buyer or looking to downsize, this one is worth a look!

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (with finished lower level); Ground-level entry with steps; Joy Manor Subdivision
• Construction: Brick construction; Asphalt roof; Block foundation; Built above grade with additional finished basement space
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Dishwasher; Free-standing refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Finished basement; Gas water heater; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-64 ($-766/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (16.9% below list).
• Recommended offer: $174k (16.9% below list) — sets the bar for 1% rule.

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+.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 192 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,635 (16.9% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $216,752
• List price: $209,000
• Delta: -3.58%
• 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
8356 Glengary St	0.30mi	3/1.0	1,100 (-0%)	7mo	$253,000	$230	78
8627 Robindale Ave	0.16mi	3/1.0	980 (-11%)	5mo	$169,000	$172	68
9130 Kinloch	0.56mi	3/1.5	1,144 (+4%)	3mo	$123,000	$108	65
9022 Winston	0.43mi	3/1.0	1,020 (-7%)	8mo	$215,000	$211	59
9335 Louis St	0.35mi	3/1.5	1,267 (+15%)	1mo	$255,000	$201	58
8074 Nightingale St	0.54mi	3/1.0	1,020 (-7%)	6mo	$200,000	$196	56
26388 Ann Arbor Trl	0.66mi	3/1.5	1,194 (+8%)	1mo	$270,000	$226	54
8915 Wormer Ave	0.55mi	3/1.0	981 (-11%)	1mo	$183,500	$187	53
9636 Centralia	0.70mi	3/1.0	1,043 (-5%)	4mo	$135,000	$129	53
8931 Wormer	0.56mi	3/1.5	1,215 (+10%)	7mo	$190,000	$156	51
9010 Leverne	0.74mi	3/1.0	1,020 (-7%)	2mo	$220,000	$216	50
9938 Royal Grand	0.72mi	3/1.0	1,219 (+11%)	6mo	$197,000	$162	41

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-37,472
• Equity at exit: $31,163

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-35,973
• Equity at exit: $18,071

Cash invested: $58,520 (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 48239

• Rents YoY: 3.2%
• Active inventory: 192
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$252 /mo · $3,029/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-64

Break-even live

Break-even rent $1,817

Max offer price $197,729

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-5	+0% $-64	+5% $-123	+10% $-182
Rent	-10% $-201	-5% $-132	+0% $-64	+5% $5	+10% $73
Rate	-1.0pp $41	-0.5pp $-11	base $-64	+0.5pp $-118	+1.0pp $-173

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	0.26mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	16d	1	0.31mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	44d	1	0.66mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	0d	1	1.05mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	44d	1	1.11mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	18d	1	1.12mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	1.12mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	19d	1	1.18mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	23d	1	1.21mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	3d	22	1.25mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	13d	1	1.26mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	1.30mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	25d	1	1.34mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	44d	1	1.36mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	18d	1	1.38mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	6d	1	1.42mi

Listing history 30 events

1. 2026-05-10
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Charming Redford Township ranch- move-in ready and full of updates! This 3-bed, 1.5-bath home offers easy one-floor living with a renovated kitchen, updated windows, hardwood floors, and new carpet in the bedrooms. Need more space? The finished basement has you covered, and the three-season room is the perfect spot to unwind. Outside, enjoy a generous lot and a garage- whether you're a first-time buyer or looking to downsize, this one is worth a look!

2. 2026-05-10
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Charming Redford Township ranch- move-in ready and full of updates! This 3-bed, 1.5-bath home offers easy one-floor living with a renovated kitchen, updated windows, hardwood floors, and new carpet in the bedrooms. Need more space? The finished basement has you covered, and the three-season room is the perfect spot to unwind. Outside, enjoy a generous lot and a garage- whether you're a first-time buyer or looking to downsize, this one is worth a look!

3. 2026-05-02
   listed $209,000 Active 455-char remark

   Show marketing remark (455 chars)

   Charming Redford Township ranch- move-in ready and full of updates! This 3-bed, 1.5-bath home offers easy one-floor living with a renovated kitchen, updated windows, hardwood floors, and new carpet in the bedrooms. Need more space? The finished basement has you covered, and the three-season room is the perfect spot to unwind. Outside, enjoy a generous lot and a garage- whether you're a first-time buyer or looking to downsize, this one is worth a look!

4. 2026-05-02
   listed $209,000 Active 455-char remark

   Show marketing remark (455 chars)

   Charming Redford Township ranch- move-in ready and full of updates! This 3-bed, 1.5-bath home offers easy one-floor living with a renovated kitchen, updated windows, hardwood floors, and new carpet in the bedrooms. Need more space? The finished basement has you covered, and the three-season room is the perfect spot to unwind. Outside, enjoy a generous lot and a garage- whether you're a first-time buyer or looking to downsize, this one is worth a look!

5. 2026-05-01
   historical $209,000 455-char remark

   Show marketing remark (455 chars)

   Charming Redford Township ranch- move-in ready and full of updates! This 3-bed, 1.5-bath home offers easy one-floor living with a renovated kitchen, updated windows, hardwood floors, and new carpet in the bedrooms. Need more space? The finished basement has you covered, and the three-season room is the perfect spot to unwind. Outside, enjoy a generous lot and a garage- whether you're a first-time buyer or looking to downsize, this one is worth a look!

6. 2015-09-01
   soldstatus $75,000
7. 2015-08-24
   soldstatus $75,000 Sold

   Show marketing remark (232 chars)

   Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

8. 2015-08-24
   soldstatus $75,000

   Show marketing remark (232 chars)

   Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

9. 2015-07-17
   historical

   Show marketing remark (232 chars)

   Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

10. 2015-07-17
    historical

    Show marketing remark (232 chars)

    Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

11. 2015-07-11
    price $79,900

    Show marketing remark (232 chars)

    Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

12. 2015-07-11
    status Active

    Show marketing remark (232 chars)

    Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

13. 2015-07-06
    historical

    Show marketing remark (232 chars)

    Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

14. 2015-06-24
    listed $84,900 Active

    Show marketing remark (232 chars)

    Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

15. 2015-06-24
    listed $79,900

    Show marketing remark (232 chars)

    Move in, turn on the TV dinners at 6! Brick Ranch, 3 bedrooms, 1.1 bath, hardwood floors, ceramic bath and kitchen floor, Florida Room, finished basement, newer roof, AC and furnace, windows too! Fenced in yard. don't miss this one!

16. 2015-06-16
    historical
17. 2015-06-16
    historical
18. 2015-06-03
    price $84,900
19. 2015-03-30
    price $99,900
20. 2015-02-11
    listed $103,000 Active
21. 2015-02-11
    listed $84,900
22. 2014-04-15
    soldstatus $1,050
23. 2014-04-14
    historical
24. 2014-03-07
    listed $1,050
25. 2010-11-01
    historical
26. 2010-10-31
    historical
27. 2010-04-06
    listed
28. 2010-04-06
    listed $80,000
29. 2008-08-14
    historical
30. 2008-02-11
    listed $129,900

ⓘ 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: $3,029 · $252/mo
• Projected year-2 tax: $3,124 · $260/mo
• Expected delta: +$95/yr (+$8/mo · 3.1%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,836
• − Mortgage interest: −$11,707
• − Property taxes: −$3,029
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$6,080
• Taxable loss: −$4,359
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $280/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+64.0% since first listed

32 events — show timeline

• 2026-06-12 Sold (MLS) $213,000 REALCOMP
• 2026-06-12 Sold (MLS) $213,000 MiRealSource-MiMLS
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-02 Listed $209,000 MiRealSource-MiMLS
• 2026-05-02 Listed $209,000 REALCOMP
• 2026-05-01 Coming Soon $209,000 MiRealSource-MiMLS
• 2015-09-01 Sold (Public Records) $75,000 Public Records
• 2015-08-24 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2015-08-24 Sold (MLS) $75,000 REALCOMP
• 2015-07-17 Listing Removed — REALCOMP
• 2015-07-17 Listing Removed — MiRealSource-MiMLS
• 2015-07-11 Price Changed $79,900 REALCOMP
• 2015-07-11 Relisted — REALCOMP
• 2015-07-06 Listing Removed — REALCOMP
• 2015-06-24 Listed $84,900 REALCOMP
• 2015-06-24 Listed $79,900 MiRealSource-MiMLS
• 2015-06-16 Listing Removed — REALCOMP
• 2015-06-16 Listing Removed — MiRealSource-MiMLS
• 2015-06-03 Price Changed $84,900 REALCOMP
• 2015-03-30 Price Changed $99,900 REALCOMP
• 2015-02-11 Listed $84,900 MiRealSource-MiMLS
• 2015-02-11 Listed $103,000 REALCOMP
• 2014-04-15 Sold (MLS) $1,050 MiRealSource-MiMLS
• 2014-04-14 Listing Removed — MiRealSource-MiMLS
• 2014-03-07 Listed $1,050 MiRealSource-MiMLS
• 2010-11-01 Delisted — AAMLS
• 2010-10-31 Listing Removed — MiRealSource-MiMLS
• 2010-04-06 Listed $80,000 MiRealSource-MiMLS
• 2010-04-06 Listed — AAMLS
• 2008-08-14 Listing Removed — REALCOMP
• 2008-02-11 Listed $129,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $3,029 · +2.6% YoY. Source: county tax records.