26274 Mcdonald St · Dearborn Heights, MI 48125

$129,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 32 Days on market

Built 1943 5,663 sqft lot Est $121k · 7% over

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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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• ARV discount +4.2/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * OPEN HOUSE 05/16/26 1-4PM!! * * * Quaint 2-bedroom 1 bath home with a finished basement. This home is ready for its next homeowner!! It has a great wide-open flow from the living room to kitchen to the dining room. Hard wood floors throughout. Nicely tiled bath. Granite counter in the kitchen and all appliances stay with the property. Finished basement with a flex room, tons of storage space and a large family room. Home has great lighting, a/c, full covered porch to relax on, large back yard, new roof & joists on 2-car garage * 2023. Property sold AS-IS and FHA/VA will be accepted at no cost to the seller. Keys at close!! Stop renting and become a homeowner!! Invest in yourself! BATVAI All measurements are estimated. All showings must have a licensed Realtor physically present. Seller motivated and will even give a $1k towards a garage door.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1943

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Back yard with fencing; Paved road access

Interior

• Kitchen: Disposal; Free-standing gas oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.7% 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+.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $898 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 15 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 $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 1.09% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $121,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26241 Annapolis St	0.04mi	2/1.0	696 (0%)	6mo	$54,500	$78	93
26252 Eton Ave	0.06mi	2/1.0	696 (0%)	8mo	$123,000	$177	90
26389 Annapolis St	0.09mi	2/1.0	729 (+5%)	9mo	$126,500	$174	80
26180 Powers Ave	0.20mi	2/1.0	696 (0%)	14mo	$114,200	$164	79
25866 Andover St	0.46mi	2/1.0	696 (0%)	9mo	$48,000	$69	71
6029 Fellrath St	0.66mi	2/1.0	696 (0%)	12mo	$130,000	$187	60
6019 John Daly St	0.66mi	2/1.0	721 (+4%)	9mo	$134,000	$186	56
6139 Hampden St	0.73mi	2/1.0	648 (-7%)	2mo	$100,000	$154	53
5169 Glenis St	0.28mi	2/1.0	800 (+15%)	13mo	$70,000	$88	51
26970 Colgate St	0.50mi	2/1.0	756 (+9%)	14mo	$65,000	$86	51
6044 Glenis St	0.72mi	2/1.0	672 (-3%)	14mo	$117,000	$174	49
5961 Mcguire St	0.64mi	3/1.0 (+1)	780 (+12%)	9mo	$139,900	$179	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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,319
• Equity at exit: $19,369

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-936
• Equity at exit: $11,231

Cash invested: $36,372 (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: 139
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$212 /mo · $2,549/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $174

Break-even live

Break-even rent $1,200

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $247	-5% $210	+0% $174	+5% $137	+10% $100
Rent	-10% $61	-5% $117	+0% $174	+5% $230	+10% $286
Rate	-1.0pp $239	-0.5pp $207	base $174	+0.5pp $140	+1.0pp $106

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	0.81mi

Listing history 39 events

1. 2026-06-08
   statusdays on market $129,900 Pending 32 DOM
2. 2026-06-07
   days on market $129,900 Active 31 DOM
3. 2026-06-04
   days on market $129,900 Active 28 DOM
4. 2026-06-03
   days on market $129,900 Active 27 DOM
5. 2026-06-02
   days on market $129,900 Active 26 DOM
6. 2026-06-01
   days on market $129,900 Active 25 DOM
7. 2026-05-31
   days on market $129,900 Active 24 DOM
8. 2026-05-07
   listed $129,900 Active 872-char remark

   Show marketing remark (872 chars)

   * * * OPEN HOUSE 05/16/26 1-4PM!! * * * Quaint 2-bedroom 1 bath home with a finished basement. This home is ready for its next homeowner!! It has a great wide-open flow from the living room to kitchen to the dining room. Hard wood floors throughout. Nicely tiled bath. Granite counter in the kitchen and all appliances stay with the property. Finished basement with a flex room, tons of storage space and a large family room. Home has great lighting, a/c, full covered porch to relax on, large back yard, new roof & joists on 2-car garage * 2023. Property sold AS-IS and FHA/VA will be accepted at no cost to the seller. Keys at close!! Stop renting and become a homeowner!! Invest in yourself! BATVAI All measurements are estimated. All showings must have a licensed Realtor physically present. Seller motivated and will even give a $1k towards a garage door.

9. 2026-05-07
   listed $129,900 Active

   Show marketing remark (872 chars)

   * * * OPEN HOUSE 05/16/26 1-4PM!! * * * Quaint 2-bedroom 1 bath home with a finished basement. This home is ready for its next homeowner!! It has a great wide-open flow from the living room to kitchen to the dining room. Hard wood floors throughout. Nicely tiled bath. Granite counter in the kitchen and all appliances stay with the property. Finished basement with a flex room, tons of storage space and a large family room. Home has great lighting, a/c, full covered porch to relax on, large back yard, new roof & joists on 2-car garage * 2023. Property sold AS-IS and FHA/VA will be accepted at no cost to the seller. Keys at close!! Stop renting and become a homeowner!! Invest in yourself! BATVAI All measurements are estimated. All showings must have a licensed Realtor physically present. Seller motivated and will even give a $1k towards a garage door.

10. 2023-02-08
    soldstatus $80,000 Sold 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

11. 2023-02-08
    soldstatus $80,000 Closed

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

12. 2022-12-28
    status Pending

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

13. 2022-12-28
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

14. 2022-11-28
    status Active

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

15. 2022-11-28
    status Active 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

16. 2022-11-02
    status Pending

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

17. 2022-11-02
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

18. 2022-07-28
    status Active 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

19. 2022-07-28
    historical 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

20. 2022-07-22
    price $99,999

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

21. 2022-07-22
    price $99,999 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

22. 2022-05-26
    listed $112,000 Active 201-char remark

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

23. 2022-05-26
    listed $112,000 Active

    Show marketing remark (201 chars)

    Super cute 2 bedroom starter home! Freshly painted, granite countertops, this home is move in ready. With a partially finished basement and a nice backyard. House is as is and occupancy at close. BAVAI

24. 2008-04-01
    historical
25. 2007-10-31
    listed $69,900
26. 2007-08-19
    historical
27. 2007-02-19
    listed $81,900
28. 2007-02-14
    historical
29. 2006-11-14
    listed $89,900
30. 2005-10-28
    soldstatus $53,000
31. 2005-04-28
    listed $54,900
32. 2004-08-30
    historical
33. 2004-08-17
    historical
34. 2004-03-17
    listed $99,900
35. 2004-02-20
    listed $95,000
36. 2004-02-20
    listed $95,000
37. 2003-01-02
    historical
38. 2002-10-09
    listed $88,999
39. 1992-07-21
    soldstatus $40,000

ⓘ 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: $2,549 · $212/mo
• Projected year-2 tax: $2,549 · $212/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 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: $17,031
• − Mortgage interest: −$7,276
• − Property taxes: −$2,549
• − Insurance: −$650
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,779
• Taxable income: $53
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,069/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: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 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

+224.8% since first listed

32 events — show timeline

• 2026-05-07 Listed $129,900 REALCOMP
• 2026-05-07 Listed $129,900 MiRealSource-MiMLS
• 2023-02-08 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2023-02-08 Sold (MLS) $80,000 REALCOMP
• 2022-12-28 Pending — MiRealSource-MiMLS
• 2022-12-28 Pending — REALCOMP
• 2022-11-28 Relisted — MiRealSource-MiMLS
• 2022-11-28 Relisted — REALCOMP
• 2022-11-02 Pending — MiRealSource-MiMLS
• 2022-11-02 Pending — REALCOMP
• 2022-07-28 Relisted — REALCOMP
• 2022-07-28 Listing Removed — REALCOMP
• 2022-07-22 Price Changed $99,999 MiRealSource-MiMLS
• 2022-07-22 Price Changed $99,999 REALCOMP
• 2022-05-26 Listed $112,000 MiRealSource-MiMLS
• 2022-05-26 Listed $112,000 REALCOMP
• 2008-04-01 Listing Removed — REALCOMP
• 2007-10-31 Listed $69,900 REALCOMP
• 2007-08-19 Listing Removed — REALCOMP
• 2007-02-19 Listed $81,900 REALCOMP
• 2007-02-14 Listing Removed — REALCOMP
• 2006-11-14 Listed $89,900 REALCOMP
• 2005-10-28 Sold (MLS) $53,000 REALCOMP
• 2005-04-28 Listed $54,900 REALCOMP
• 2004-08-30 Listing Removed — MiRealSource-MiMLS
• 2004-08-17 Listing Removed — REALCOMP
• 2004-03-17 Listed $99,900 REALCOMP
• 2004-02-20 Listed $95,000 REALCOMP
• 2004-02-20 Listed $95,000 MiRealSource-MiMLS
• 2003-01-02 Listing Removed — REALCOMP
• 2002-10-09 Listed $88,999 REALCOMP
• 1992-07-21 Sold (Public Records) $40,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,549 · -26.4% YoY. Source: county tax records.