1207 W Mcnichols Rd Rd · Highland Park, MI 48203

$122,000

4 bd · 1.0 ba · 2,109 sqft · SingleFamily public records · 224 Days on market

Built 1917 3,049 sqft lot $58/sqft · 30% below area Est $175k · 30% under

---

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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

Key facts

• 3,049 sq ft lot
• Built 1917
• Listed 224 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 14.2% in Highland Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 216 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,644/mo this rent would consume 51% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (median comp): $174,657
• List price: $122,000
• Delta: -30.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16844 Inverness St	0.24mi	3/2.0 (-1)	2,130 (+1%)	13mo	$198,000	$93	67
16194 Princeton St	0.66mi	4/2.0	2,132 (+1%)	2mo	$160,000	$75	61
16147 Normandy St	0.62mi	3/1.5 (-1)	2,082 (-1%)	2mo	$189,000	$91	60
16532 Parkside St	0.71mi	3/1.5 (-1)	2,097 (-1%)	3mo	$223,850	$107	57
16875 Normandy St	0.46mi	4/2.0	2,253 (+7%)	11mo	$205,000	$91	54
55 Moss St	0.74mi	4/1.5	2,094 (-1%)	10mo	$204,000	$97	54
16125 Linwood St	0.68mi	3/1.5 (-1)	1,927 (-9%)	1mo	$178,900	$93	46
36 Louise St	0.67mi	4/2.5	2,339 (+11%)	1mo	$58,000	$25	44
16570 Princeton St	0.59mi	4/1.5	1,839 (-13%)	9mo	$135,000	$73	42
16219 Normandy St	0.58mi	3/1.5 (-1)	1,860 (-12%)	10mo	$162,000	$87	38
16634 Parkside St	0.68mi	4/2.0	2,323 (+10%)	12mo	$162,000	$70	38
161 Eason St	0.58mi	3/2.0 (-1)	1,848 (-12%)	8mo	$138,000	$75	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,122
• Equity at exit: $18,191

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $36,693
• Equity at exit: $10,548

Cash invested: $34,160 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $390

Break-even live

Break-even rent $1,150

Max offer price $122,000

Occupancy floor 71%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Geneva St Highland Park, MI	5.0	1.0	1920	$1,450	$0.76	10d	1	0.46mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	3d	1	0.60mi
15537 Normandy St Detroit, MI	3.0	1.0	2626	$1,400	$0.53	43d	1	0.88mi

Listing history 27 events

1. 2026-06-18
   days on market $122,000 Active 224 DOM
2. 2026-06-17
   days on market $122,000 Active 223 DOM
3. 2026-06-16
   days on market $122,000 Active 222 DOM
4. 2026-06-15
   days on market $122,000 Active 221 DOM
5. 2026-06-13
   days on market $122,000 Active 219 DOM
6. 2026-06-09
   days on market $122,000 Active 215 DOM
7. 2026-06-08
   days on market $122,000 Active 214 DOM
8. 2026-06-07
   days on market $122,000 Active 213 DOM
9. 2026-06-04
   days on market $122,000 Active 210 DOM
10. 2026-06-03
    days on market $122,000 Active 209 DOM
11. 2026-06-02
    days on market $122,000 Active 208 DOM
12. 2026-06-02
    remarks 385-char remark
13. 2026-06-01
    days on market $122,000 Active 207 DOM
14. 2026-05-31
    days on market $122,000 Active 206 DOM
15. 2026-05-12
    price $122,000 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

16. 2026-05-11
    price $122,000 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

17. 2026-05-11
    price $122,000

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

18. 2026-03-28
    price $130,000 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

19. 2026-03-27
    price $130,000 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

20. 2026-03-27
    price $130,000

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

21. 2026-01-30
    price $136,900 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

22. 2026-01-29
    price $136,900 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

23. 2026-01-29
    price $136,900

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

24. 2025-11-06
    listed $139,900 Active 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

25. 2025-11-06
    listed $139,900 Active 270-char remark

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

26. 2025-11-06
    listed $139,900 Active

    Show marketing remark (270 chars)

    THIS HOME IS UNIQUE COMPLETLY UPDATED 4 BEDROOM 2 BATH HOME IN EXTREMLY GOOD CONDITION . i HOME YOU WILL FULL RIGHT AWAY IS INVESTMENT HOME WHERE SELLERS RESTRUCTURED THE HOME TO MAKE THIS HOME IDEAL FOR A FAMILY TO LIVE INBEING SOLD AS A PACKAGE WITH THE HOME NEXT DOOR

27. 2023-07-31
    soldstatus $116,250

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,725
• − Mortgage interest: −$6,834
• − Property taxes: −$2,618
• − Insurance: −$610
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$3,549
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,968/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+4.9% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $122,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $122,000 REALCOMP
• 2026-05-11 Price Changed $122,000 SW Michigan MLS
• 2026-03-28 Price Changed $130,000 MiRealSource-MiMLS
• 2026-03-27 Price Changed $130,000 REALCOMP
• 2026-03-27 Price Changed $130,000 SW Michigan MLS
• 2026-01-30 Price Changed $136,900 MiRealSource-MiMLS
• 2026-01-29 Price Changed $136,900 REALCOMP
• 2026-01-29 Price Changed $136,900 SW Michigan MLS
• 2025-11-06 Listed $139,900 SW Michigan MLS
• 2025-11-06 Listed $139,900 REALCOMP
• 2025-11-06 Listed $139,900 MiRealSource-MiMLS
• 2023-07-31 Sold (Public Records) $116,250 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,618 · -18.5% YoY. Source: county tax records.