9327 Dixie · Dearborn Heights, MI 48239

$198,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 35 Days on market

Built 1953 4,356 sqft lot Est $202k · 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 +16.4/30.0
• ARV discount +8.4/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• 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

This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1953

Tags

• BUNGALOW IN SOUTH REDFORD
• NEWLY REFINISHED WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (11.5% below list).
• Recommended offer: $175k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.5% in Dearborn Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 188 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• It's been on market 35 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 12y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,207 (11.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.88% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $202,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9543 Lenore Ave	0.24mi	3/2.0	1,286 (+0%)	8mo	$203,000	$158	77
9335 Louis St	0.41mi	3/1.5	1,267 (-1%)	1mo	$255,000	$201	77
9043 Wormer	0.32mi	3/1.5	1,371 (+7%)	4mo	$180,000	$131	68
8931 Wormer	0.37mi	3/1.5	1,215 (-5%)	7mo	$190,000	$156	66
8476 Robindale Ave	0.62mi	3/1.0	1,304 (+2%)	9mo	$180,000	$138	61
10044 Arnold	0.53mi	3/1.0	1,213 (-5%)	9mo	$159,990	$132	59
9938 Royal Grand	0.61mi	3/1.0	1,219 (-5%)	6mo	$197,000	$162	58
11391 Winston	0.52mi	3/1.5	1,443 (+13%)	1mo	$136,000	$94	52
9979 Virgil Ave	0.71mi	3/1.5	1,228 (-4%)	7mo	$219,900	$179	52
9375 Riverview	0.50mi	3/1.5	1,108 (-13%)	6mo	$210,000	$190	48
8329 Lenore St	0.70mi	4/1.0 (+1)	1,400 (+9%)	5mo	$192,500	$138	42
9025 Appleton	0.60mi	3/1.0	1,092 (-15%)	6mo	$205,000	$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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-24,543
• Equity at exit: $29,522

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,498
• Equity at exit: $17,119

Cash invested: $55,440 (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: 188
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $112

Break-even live

Break-even rent $1,610

Max offer price $198,000

Occupancy floor 89%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	4d	1	0.66mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	0.69mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.07mi
25615 Tireman St Dearborn Heights, MI	3.0	1.5	1855	$1,900	$1.02	43d	1	1.11mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	12d	1	1.20mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	1d	1	1.33mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.38mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.38mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.38mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	1.46mi

Listing history 50 events

1. 2024-12-17
   status Pending
2. 2024-07-25
   soldstatus $185,000
3. 2024-06-22
   status Pending 343-char remark

   Show marketing remark (343 chars)

   This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

4. 2024-06-22
   status Pending

   Show marketing remark (343 chars)

   This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

5. 2024-05-31
   price $198,000 343-char remark

   Show marketing remark (343 chars)

   This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

6. 2024-05-31
   price $198,000

   Show marketing remark (343 chars)

   This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

7. 2024-05-18
   listed $203,000 Active

   Show marketing remark (343 chars)

   This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

8. 2024-05-18
   listed $203,000 Active 343-char remark

   Show marketing remark (343 chars)

   This cute bungalow in South Redford offers 3 great size bedrooms and 1.1 baths!! This is the perfect home for first time home buyers!! The newly refinished wood floors are a huge updated touch to this home! The updated kitchen offers a lot of storage space with all the cabinets and plenty of space to prepare meals with all the counter space!

9. 2020-11-03
   historical
10. 2020-11-03
    historical
11. 2020-10-20
    status Active
12. 2020-10-20
    status Active
13. 2020-10-05
    status Pending
14. 2020-10-05
    status Pending
15. 2020-10-01
    listed $145,000 Active
16. 2020-10-01
    listed $145,000 Active
17. 2020-09-28
    historical
18. 2020-09-28
    historical
19. 2020-01-24
    historical
20. 2019-10-10
    soldstatus $86,500 Sold
21. 2019-10-10
    soldstatus $86,500 Closed
22. 2019-10-05
    status Pending
23. 2019-10-05
    status Pending
24. 2019-09-19
    listed $132,000 Active
25. 2019-09-19
    listed $132,000 Active
26. 2019-08-20
    soldstatus $86,500
27. 2019-08-19
    soldstatus $86,500 Sold
28. 2019-08-19
    soldstatus $86,500 Closed
29. 2019-08-03
    status Pending
30. 2019-08-03
    status Pending
31. 2019-07-23
    price $99,999
32. 2019-07-23
    price $99,999
33. 2019-06-25
    status Active
34. 2019-06-25
    status Active
35. 2019-06-14
    status Pending
36. 2019-06-13
    status Pending
37. 2019-06-13
    historical
38. 2019-06-04
    price $104,999
39. 2019-06-04
    price $104,999
40. 2019-05-31
    status Active
41. 2019-05-28
    historical
42. 2019-05-09
    listed $109,999 Active
43. 2019-05-09
    listed $109,999 Active
44. 2017-03-30
    historical
45. 2017-03-30
    historical
46. 2017-01-30
    listed $120,000
47. 2017-01-30
    listed $120,000
48. 2015-01-29
    soldstatus $54,000
49. 2015-01-03
    soldstatus $54,000
50. 2015-01-03
    soldstatus $54,000 Sold

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $2,433 · $203/mo
• Expected delta: +$617/yr (+$51/mo · 34.0%)

ⓘ 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) · 20% 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: $21,025
• − Mortgage interest: −$11,091
• − Property taxes: −$1,816
• − Insurance: −$990
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$5,760
• Taxable loss: −$1,996
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,823/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

+164.7% since first listed

54 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-07-25 Sold (Public Records) $185,000 Public Records
• 2024-06-22 Pending — MiRealSource-MiMLS
• 2024-06-22 Pending — REALCOMP
• 2024-05-31 Price Changed $198,000 MiRealSource-MiMLS
• 2024-05-31 Price Changed $198,000 REALCOMP
• 2024-05-18 Listed $203,000 MiRealSource-MiMLS
• 2024-05-18 Listed $203,000 REALCOMP
• 2020-11-03 Listing Removed — REALCOMP
• 2020-11-03 Listing Removed — MiRealSource-MiMLS
• 2020-10-20 Relisted — MiRealSource-MiMLS
• 2020-10-20 Relisted — REALCOMP
• 2020-10-05 Pending — MiRealSource-MiMLS
• 2020-10-05 Pending — REALCOMP
• 2020-10-01 Listed $145,000 MiRealSource-MiMLS
• 2020-10-01 Listed $145,000 REALCOMP
• 2020-09-28 Coming Soon — MiRealSource-MiMLS
• 2020-09-28 Coming Soon — REALCOMP
• 2020-01-24 Listing Removed — REALCOMP
• 2019-10-10 Sold (MLS) $86,500 MiRealSource-MiMLS
• 2019-10-10 Sold (MLS) $86,500 REALCOMP
• 2019-10-05 Pending — MiRealSource-MiMLS
• 2019-10-05 Pending — REALCOMP
• 2019-09-19 Listed $132,000 MiRealSource-MiMLS
• 2019-09-19 Listed $132,000 REALCOMP
• 2019-08-20 Sold (Public Records) $86,500 Public Records
• 2019-08-19 Sold (MLS) $86,500 MiRealSource-MiMLS
• 2019-08-19 Sold (MLS) $86,500 REALCOMP
• 2019-08-03 Pending — MiRealSource-MiMLS
• 2019-08-03 Pending — REALCOMP
• 2019-07-23 Price Changed $99,999 MiRealSource-MiMLS
• 2019-07-23 Price Changed $99,999 REALCOMP
• 2019-06-25 Relisted — MiRealSource-MiMLS
• 2019-06-25 Relisted — REALCOMP
• 2019-06-14 Pending — MiRealSource-MiMLS
• 2019-06-13 Pending — REALCOMP
• 2019-06-13 Listing Removed — REALCOMP
• 2019-06-04 Price Changed $104,999 MiRealSource-MiMLS
• 2019-06-04 Price Changed $104,999 REALCOMP
• 2019-05-31 Relisted — REALCOMP
• 2019-05-28 Listing Removed — REALCOMP
• 2019-05-09 Listed $109,999 MiRealSource-MiMLS
• 2019-05-09 Listed $109,999 REALCOMP
• 2017-03-30 Listing Removed — MiRealSource-MiMLS
• 2017-03-30 Listing Removed — REALCOMP
• 2017-01-30 Listed $120,000 MiRealSource-MiMLS
• 2017-01-30 Listed $120,000 REALCOMP
• 2015-01-29 Sold (Public Records) $54,000 Public Records
• 2015-01-03 Sold (MLS) $54,000 REALCOMP
• 2015-01-03 Sold (MLS) $54,000 MiRealSource-MiMLS
• 2015-01-02 Listing Removed — REALCOMP
• 2015-01-01 Listing Removed — MiRealSource-MiMLS
• 2014-11-10 Listed $69,900 REALCOMP
• 2014-11-07 Listed $69,900 MiRealSource-MiMLS

Property tax history

+1.0%/yr

Latest (2025): $1,816 · -56.4% YoY. Source: county tax records.