9 Christine Ct · Dearborn, MI 48124

$255,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 10 Days on market

Built 1953 6,970 sqft lot $245/sqft · 70% above area Est $280k · 9% under

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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 +11.6/15.0
• Cash flow +7.5/30.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.16 acres (74 x 95.5)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Finished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (29.0% below list).
• Recommended offer: $181k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#84 in MI, #1,904 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Dearborn City School District (urban): math 26% / reading 39% proficiency, ranked #325 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snow Elementary School (math 32% / reading 47%, grade F, #606 of 1,397 statewide, top 48%, 455 students, 71% FRL); Stout Middle School (math 27% / reading 43%, grade F, #283 of 493 statewide, top 58%, 790 students, 80% FRL); Edsel Ford High School (math 20% / reading 43%, grade F, #425 of 713 statewide, top 60%, 1,639 students, 68% FRL).
• Market conditions: Rents rising (+3.6%/yr); 152 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.
• Current owner paid $110k; list at $255k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,064 (29.0% 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 1953 — 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. 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?
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: 0.71% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 11.7

CMA / ARV

• ARV (median comp): $280,413
• List price: $255,000
• Delta: -9.06%
• 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
1826 Walnut St	0.11mi	3/1.5	1,016 (-2%)	5mo	$220,000	$217	84
3201 Croissant St	0.35mi	3/1.0	1,102 (+6%)	3mo	$220,000	$200	72
2645 Willow St	0.22mi	3/1.0	1,158 (+11%)	10mo	$222,000	$192	63
3400 Chestnut St	0.41mi	3/1.0	1,102 (+6%)	10mo	$210,000	$191	63
1421 Hollywood St	0.43mi	3/2.0	1,121 (+8%)	3mo	$251,000	$224	61
2655 Willow St	0.23mi	3/2.0	1,196 (+15%)	2mo	$259,000	$217	59
1600 Hollywood St	0.38mi	2/1.0 (-1)	1,134 (+9%)	5mo	$172,000	$152	58
3371 Byrd St	0.71mi	4/1.0 (+1)	1,026 (-2%)	4mo	$230,000	$224	56
3157 Dallas St	0.54mi	2/1.0 (-1)	1,125 (+8%)	2mo	$187,000	$166	55
1300 Venice St	0.45mi	2/1.5 (-1)	956 (-8%)	4mo	$237,500	$248	55
3370 Smith St	0.42mi	3/1.0	1,197 (+15%)	2mo	$240,000	$201	54
3139 Dallas St	0.54mi	2/1.0 (-1)	1,170 (+12%)	9mo	$220,000	$188	42

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-60,115
• Equity at exit: $38,021

10-year hold

• IRR: -18.7%
• Equity multiple: -0.03×
• Total profit: $-73,516
• Equity at exit: $22,048

Cash invested: $71,400 (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 48124

• Rents YoY: 3.6%
• Active inventory: 152
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$299 /mo · $3,584/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-312

Break-even live

Break-even rent $2,205

Max offer price $199,933

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-240	+0% $-312	+5% $-384	+10% $-456
Rent	-10% $-455	-5% $-383	+0% $-312	+5% $-240	+10% $-169
Rate	-1.0pp $-183	-0.5pp $-247	base $-312	+0.5pp $-378	+1.0pp $-445

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4565 Fleming St Dearborn Heights, MI	3.0	1.0	1200	$1,600	$1.33	12d	1	0.71mi
2631 Woodside St Dearborn, MI	3.0	1.0	894	$1,650	$1.85	0d	1	0.84mi
4775 Willow Cove Blvd Allen Park, MI	1.0–2.0	1.0	805	$1,649	$2.05	26d	4	0.85mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	3d	1	1.12mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	12d	1	1.12mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	45d	1	1.14mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	23d	1	1.25mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.27mi
20728 Carlysle St Dearborn, MI	3.0	1.0	1087	$1,850	$1.70	0d	1	1.38mi

Listing history 29 events

1. 2026-05-16
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

2. 2026-05-16
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

3. 2026-05-06
   listed $255,000 Active 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

4. 2026-05-06
   listed $255,000 Active 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

5. 2026-05-06
   historical

   Show marketing remark (395 chars)

   Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

6. 2026-05-06
   historical

   Show marketing remark (395 chars)

   Charming 3-bedroom brick ranch located on a quiet court near Corewell Hospital in Dearborn. Offering nearly 1,100 sq ft of living space, this home features hardwood floors throughout, a finished basement providing additional living or entertaining space, and a nicely sized yard. Convenient location close to shopping, dining, and major freeways. A great opportunity in a desirable neighborhood.

7. 2026-04-28
   listed $255,000 Active
8. 2026-04-28
   listed $255,000 Active
9. 2026-04-27
   historical
10. 2026-04-27
    historical
11. 2026-03-05
    price $260,000
12. 2026-03-04
    price $260,000
13. 2026-01-27
    price $270,000
14. 2026-01-27
    price $270,000
15. 2026-01-09
    listed $289,900 Active
16. 2026-01-09
    listed $289,900 Active
17. 2016-01-25
    soldstatus $110,000
18. 2015-12-22
    soldstatus $110,000 Sold
19. 2015-12-22
    soldstatus $110,000
20. 2015-10-26
    historical
21. 2015-10-26
    historical
22. 2015-10-19
    listed $110,000 Active
23. 2015-10-19
    listed $110,000
24. 2010-07-08
    soldstatus $59,900
25. 2010-07-01
    soldstatus $59,900
26. 2009-06-15
    listed $60,000
27. 2009-05-11
    historical
28. 2008-11-11
    listed $57,900
29. 2005-11-04
    soldstatus $137,800

ⓘ 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: $3,584 · $299/mo
• Projected year-2 tax: $3,755 · $313/mo
• Expected delta: +$172/yr (+$14/mo · 4.8%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,728
• − Mortgage interest: −$14,284
• − Property taxes: −$3,584
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$7,418
• Taxable loss: −$8,309
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-1,746/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: Dearborn City School District
• NCES district ID: 2611600
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $46,884
• Composite: 27.93/100
• National rank: #6864
• State rank: #325 of 540 in MI

Livability — Dearborn

• Score: 80/100
• State rank: #84
• US rank: #1904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn, MI
• County: Wayne County · 1,562,939 people
• City population: 86,476
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 34,479
• Household income: $81,796
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 444.0

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 White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Arabic 12% Spanish 2% Other Indo-European 2%

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: ▼ -278.39%
• Current HPI: 204.5229
• Rent YoY: ▲ 3.57%
• 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

+85.1% since first listed

29 events — show timeline

• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-05-06 Listed $255,000 REALCOMP
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — REALCOMP
• 2026-05-06 Listed $255,000 MiRealSource-MiMLS
• 2026-04-28 Listed $255,000 MiRealSource-MiMLS
• 2026-04-28 Listed $255,000 REALCOMP
• 2026-04-27 Listing Removed — MiRealSource-MiMLS
• 2026-04-27 Listing Removed — REALCOMP
• 2026-03-05 Price Changed $260,000 MiRealSource-MiMLS
• 2026-03-04 Price Changed $260,000 REALCOMP
• 2026-01-27 Price Changed $270,000 MiRealSource-MiMLS
• 2026-01-27 Price Changed $270,000 REALCOMP
• 2026-01-09 Listed $289,900 REALCOMP
• 2026-01-09 Listed $289,900 MiRealSource-MiMLS
• 2016-01-25 Sold (Public Records) $110,000 Public Records
• 2015-12-22 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2015-12-22 Sold (MLS) $110,000 REALCOMP
• 2015-10-26 Listing Removed — REALCOMP
• 2015-10-26 Listing Removed — MiRealSource-MiMLS
• 2015-10-19 Listed $110,000 REALCOMP
• 2015-10-19 Listed $110,000 MiRealSource-MiMLS
• 2010-07-08 Sold (Public Records) $59,900 Public Records
• 2010-07-01 Sold (MLS) $59,900 REALCOMP
• 2009-06-15 Listed $60,000 REALCOMP
• 2009-05-11 Listing Removed — REALCOMP
• 2008-11-11 Listed $57,900 REALCOMP
• 2005-11-04 Sold (Public Records) $137,800 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,584 · +2.3% YoY. Source: county tax records.