5635 Westpoint St · Dearborn Heights, MI 48125

$169,900

3 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 11 Days on market

Built 1941 6,098 sqft lot Est $184k · 7% under

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +10.9/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute bedroom bungalow! Popular layout featuring 3 bedrooms, 2 bedrooms on the main level and large upper level primary. 1200+SQFT, hardwood floors, family room and huge 2 car garage. Seller to provide city certs. Call for your apt today! Measurements Approx. BATVAI.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1941

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.14 acres (40 x 146.5)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $165k (2.7% below list).
• Recommended offer: $165k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.5% in Dearborn Heights — 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 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+.
• Dearborn Heights School District #7 (suburban): math 13% / reading 26% proficiency, ranked #466 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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 $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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 $900; list at $170k implies a 18778% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,266 (2.7% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $183,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5908 Pine St	0.27mi	3/1.5	1,223 (+1%)	1mo	$206,000	$168	82
5578 Grindley Park St	0.28mi	3/1.5	1,229 (+2%)	2mo	$240,000	$195	80
4665 Westpoint St W	0.34mi	3/1.0	1,247 (+3%)	1mo	$165,000	$132	78
5854 Syracuse St	0.16mi	2/1.0 (-1)	1,106 (-8%)	5mo	$200,000	$181	69
6037 Cooper St	0.31mi	2/1.0 (-1)	1,300 (+8%)	4mo	$133,000	$102	65
23300 N Brookside Dr	0.43mi	3/1.0	1,026 (-15%)	0mo	$155,000	$151	55
4449 Academy St	0.55mi	3/2.0	1,312 (+9%)	2mo	$203,000	$155	55
24409 Stanford St	0.68mi	3/1.0	1,107 (-8%)	2mo	$129,900	$117	53
24080 Stanford St	0.64mi	3/2.0	1,314 (+9%)	4mo	$200,000	$152	48
4116 Syracuse St	0.65mi	3/1.0	1,068 (-12%)	3mo	$153,000	$143	48
5367 Vivian St	0.74mi	3/1.0	1,044 (-14%)	3mo	$170,000	$163	41
23505 Cypress St	0.74mi	3/1.0	1,365 (+13%)	4mo	$118,000	$86	40

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-15,126
• Equity at exit: $25,333

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,652
• Equity at exit: $14,690

Cash invested: $47,572 (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 48125

• Rents YoY: 2.0%
• Active inventory: 137
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$891
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $220

Break-even live

Break-even rent $1,374

Max offer price $169,900

Occupancy floor 82%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	15d	1	0.48mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	0.77mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	2d	1	0.80mi
3901 Academy St Dearborn Heights, MI	4.0	2.0	1400	$2,100	$1.50	2d	1	0.84mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	0.86mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.86mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	0.86mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	2d	1	1.08mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	1.09mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.13mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	1.17mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	1.20mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	2d	1	1.23mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	1.27mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	44d	1	1.30mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	1.30mi
3620 Monroe St Dearborn, MI	3.0	2.0	1100	$1,800	$1.64	10d	1	1.32mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	3d	1	1.37mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.39mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	1.42mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	2d	1	1.49mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.49mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $169,900 Pending 11 DOM
2. 2026-06-04
   days on market $169,900 Active 10 DOM
3. 2026-06-03
   days on market $169,900 Active 9 DOM
4. 2026-06-02
   days on market $169,900 Active 8 DOM
5. 2026-06-01
   days on market $169,900 Active 7 DOM
6. 2026-05-31
   days on market $169,900 Active 6 DOM
7. 2026-05-25
   listed $169,900 Active

   Show marketing remark (281 chars)

   Check out this cute bedroom bungalow! Popular layout featuring 3 bedrooms, 2 bedrooms on the main level and large upper level primary. 1200+SQFT, hardwood floors, family room and huge 2 car garage. Seller to provide city certs. Call for your apt today! Measurements Approx. BATVAI.

8. 2026-05-25
   listed $169,900 Active 281-char remark

   Show marketing remark (281 chars)

   Check out this cute bedroom bungalow! Popular layout featuring 3 bedrooms, 2 bedrooms on the main level and large upper level primary. 1200+SQFT, hardwood floors, family room and huge 2 car garage. Seller to provide city certs. Call for your apt today! Measurements Approx. BATVAI.

9. 2024-11-11
   historical $1,400
10. 2024-10-30
    price $1,400
11. 2024-10-28
    listed $1,500
12. 2014-02-01
    soldstatus $900 287-char remark

    Show marketing remark (287 chars)

    Absolutely gorgeous 3 bedroom Bungalow on private street. Spectacular condition, huge kitchen, large family room - all appliances. Everything is brand, brand new. Bring your fussiest tenant but make sure they are solid! $895.00 per month - $895 security deposit. Use LB for EZ showings.

13. 2014-01-23
    historical 287-char remark

    Show marketing remark (287 chars)

    Absolutely gorgeous 3 bedroom Bungalow on private street. Spectacular condition, huge kitchen, large family room - all appliances. Everything is brand, brand new. Bring your fussiest tenant but make sure they are solid! $895.00 per month - $895 security deposit. Use LB for EZ showings.

14. 2014-01-15
    soldstatus $58,000
15. 2014-01-04
    listed $895 287-char remark

    Show marketing remark (287 chars)

    Absolutely gorgeous 3 bedroom Bungalow on private street. Spectacular condition, huge kitchen, large family room - all appliances. Everything is brand, brand new. Bring your fussiest tenant but make sure they are solid! $895.00 per month - $895 security deposit. Use LB for EZ showings.

16. 2004-01-20
    soldstatus $76,500
17. 2003-08-11
    soldstatus $76,500
18. 2003-08-11
    soldstatus $76,500
19. 2003-04-07
    listed $74,900
20. 2003-04-07
    listed $74,900
21. 2003-04-04
    historical
22. 2002-10-04
    listed $92,900

ⓘ 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: $1,482 · $124/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$567/yr (+$47/mo · 38.3%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,832
• − Mortgage interest: −$9,517
• − Property taxes: −$1,482
• − Insurance: −$850
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$4,943
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,676/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 Heights School District #7
• NCES district ID: 2611610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,468
• Composite: 17.21/100
• National rank: #9101
• State rank: #466 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

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+82.9% since first listed

16 events — show timeline

• 2026-05-25 Listed $169,900 REALCOMP
• 2026-05-25 Listed $169,900 MiRealSource-MiMLS
• 2024-11-11 Rental Removed $1,400 REALSOURCE
• 2024-10-30 Price Changed $1,400 REALSOURCE
• 2024-10-28 Listed for Rent $1,500 REALSOURCE
• 2014-02-01 Sold (MLS) $900 MiRealSource-MiMLS
• 2014-01-23 Listing Removed — MiRealSource-MiMLS
• 2014-01-15 Sold (Public Records) $58,000 Public Records
• 2014-01-04 Listed $895 MiRealSource-MiMLS
• 2004-01-20 Sold (Public Records) $76,500 Public Records
• 2003-08-11 Sold (MLS) $76,500 REALCOMP
• 2003-08-11 Sold (MLS) $76,500 MiRealSource-MiMLS
• 2003-04-07 Listed $74,900 REALCOMP
• 2003-04-07 Listed $74,900 MiRealSource-MiMLS
• 2003-04-04 Listing Removed — REALCOMP
• 2002-10-04 Listed $92,900 REALCOMP

Property tax history

-1.4%/yr

Latest (2025): $1,482 · -32.4% YoY. Source: county tax records.