4524 Fleming St · Dearborn Heights, MI 48125

$110,000

2 bd · 1.0 ba · 909 sqft · SingleFamily public records · 133 Days on market

Built 1941 5,227 sqft lot Est $155k · 29% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

Key facts

• Fresh paint
• Move in ready
• Hardwood floors

Tags

• MOVE IN READY
• HARDWOOD FLOORS
• FRESH PAINT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 133)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 31% 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 $761 of loan paydown is wiped out by about $3k 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 + 2.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $22k; list at $110k implies a 400% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1941 — 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. 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?
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: 1.42% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $154,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4472 Raymond Ave	0.06mi	3/1.0 (+1)	884 (-3%)	6mo	$155,000	$175	83
4168 Kingston St	0.39mi	2/2.0	858 (-6%)	4mo	$135,000	$157	65
4445 Bedford St	0.16mi	3/1.0 (+1)	1,025 (+13%)	4mo	$200,000	$195	63
4694 Ziegler St	0.58mi	3/1.0 (+1)	884 (-3%)	3mo	$144,899	$164	61
4460 Detroit St	0.43mi	3/1.0 (+1)	960 (+6%)	6mo	$118,000	$123	61
4932 Pelham St	0.54mi	3/1.0 (+1)	1,000 (+10%)	0mo	$170,000	$170	53
4630 Pelham Street St	0.51mi	3/1.0 (+1)	1,000 (+10%)	5mo	$150,000	$150	51
5749 Detroit St	0.64mi	3/1.0 (+1)	980 (+8%)	6mo	$148,500	$152	48
5839 Balfour Ave	0.67mi	3/1.0 (+1)	998 (+10%)	2mo	$150,000	$150	45
4012 Weddell St	0.72mi	3/1.0 (+1)	1,007 (+11%)	1mo	$220,000	$218	42
4976 Weddell St	0.72mi	3/1.0 (+1)	1,012 (+11%)	3mo	$180,000	$178	40
1826 Walnut St	0.73mi	3/1.5 (+1)	1,016 (+12%)	5mo	$220,000	$217	35

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $8,075
• Equity at exit: $16,401

10-year hold

• IRR: 15.3%
• Equity multiple: 2.18×
• Total profit: $36,397
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$577
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $430

Break-even live

Break-even rent $1,013

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	2d	1	0.43mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	11d	1	0.43mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	43d	1	0.54mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	22d	1	0.64mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	1d	1	0.67mi
4775 Willow Cove Blvd Allen Park, MI	1.0–2.0	1.0	805	$1,649	$2.05	24d	4	0.81mi
2631 Woodside St Dearborn, MI	3.0	1.0	894	$1,650	$1.85	1d	1	0.90mi
20728 Carlysle St Dearborn, MI	3.0	1.0	1087	$1,850	$1.70	1d	1	1.06mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	1.14mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	1.15mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	1d	1	1.20mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	1d	1	1.32mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	1.35mi

Listing history 35 events

1. 2026-06-18
   days on market $110,000 Active 133 DOM
2. 2026-06-17
   days on market $110,000 Active 132 DOM
3. 2026-06-16
   days on market $110,000 Active 131 DOM
4. 2026-06-15
   days on market $110,000 Active 130 DOM
5. 2026-06-13
   days on market $110,000 Active 128 DOM
6. 2026-06-13
   days on market $110,000 Active 127 DOM
7. 2026-06-09
   days on market $110,000 Active 124 DOM
8. 2026-06-08
   days on market $110,000 Active 123 DOM
9. 2026-06-07
   pricedays on market $110,000 Active 122 DOM
10. 2026-06-04
    days on market $112,000 Active 119 DOM
11. 2026-06-03
    days on market $112,000 Active 118 DOM
12. 2026-06-02
    days on market $112,000 Active 117 DOM
13. 2026-06-01
    days on market $112,000 Active 116 DOM
14. 2026-05-31
    days on market $112,000 Active 115 DOM
15. 2026-04-03
    status Active 162-char remark

    Show marketing remark (162 chars)

    Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

16. 2026-04-03
    status Active

    Show marketing remark (162 chars)

    Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

17. 2026-03-09
    status Pending 162-char remark

    Show marketing remark (162 chars)

    Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

18. 2026-03-09
    status Pending

    Show marketing remark (162 chars)

    Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

19. 2026-01-11
    listed $112,000 Active

    Show marketing remark (162 chars)

    Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

20. 2026-01-11
    listed $112,000 Active 162-char remark

    Show marketing remark (162 chars)

    Cute move in ready ranch. Great location. close to shopping and expressways. Hardwood floors and fresh paint. Great first time buyers home or investment property.

21. 2023-08-29
    historical
22. 2013-07-25
    soldstatus $22,000 357-char remark

    Show marketing remark (357 chars)

    NICE RANCH, OFFERS HARDWOOD FLOORS, UPDATED KITCHEN AND LARGE STORAGE ROOM. 2 GOOD SIZED BEDROOMS, WINDOWS APPEAR TO BE UPDATED, NICE SIZED BACKYARD. HUD HOME SOLD AS-IS. FHA 261-881600. FHA INSURABILITY CODE: UI. LEAD BASED PAINT NOTICES. $1250 COMM TO SELLING BROKER. ACCESS W/ HUD KEY - SHOW ANYTIME. LOCKBOX SHOWINGS FOR CONVENIENCE. NEW HOMES EACH DAY.

23. 2013-07-25
    soldstatus $22,000

    Show marketing remark (357 chars)

    NICE RANCH, OFFERS HARDWOOD FLOORS, UPDATED KITCHEN AND LARGE STORAGE ROOM. 2 GOOD SIZED BEDROOMS, WINDOWS APPEAR TO BE UPDATED, NICE SIZED BACKYARD. HUD HOME SOLD AS-IS. FHA 261-881600. FHA INSURABILITY CODE: UI. LEAD BASED PAINT NOTICES. $1250 COMM TO SELLING BROKER. ACCESS W/ HUD KEY - SHOW ANYTIME. LOCKBOX SHOWINGS FOR CONVENIENCE. NEW HOMES EACH DAY.

24. 2013-06-21
    historical 357-char remark

    Show marketing remark (357 chars)

    NICE RANCH, OFFERS HARDWOOD FLOORS, UPDATED KITCHEN AND LARGE STORAGE ROOM. 2 GOOD SIZED BEDROOMS, WINDOWS APPEAR TO BE UPDATED, NICE SIZED BACKYARD. HUD HOME SOLD AS-IS. FHA 261-881600. FHA INSURABILITY CODE: UI. LEAD BASED PAINT NOTICES. $1250 COMM TO SELLING BROKER. ACCESS W/ HUD KEY - SHOW ANYTIME. LOCKBOX SHOWINGS FOR CONVENIENCE. NEW HOMES EACH DAY.

25. 2013-06-21
    historical

    Show marketing remark (357 chars)

    NICE RANCH, OFFERS HARDWOOD FLOORS, UPDATED KITCHEN AND LARGE STORAGE ROOM. 2 GOOD SIZED BEDROOMS, WINDOWS APPEAR TO BE UPDATED, NICE SIZED BACKYARD. HUD HOME SOLD AS-IS. FHA 261-881600. FHA INSURABILITY CODE: UI. LEAD BASED PAINT NOTICES. $1250 COMM TO SELLING BROKER. ACCESS W/ HUD KEY - SHOW ANYTIME. LOCKBOX SHOWINGS FOR CONVENIENCE. NEW HOMES EACH DAY.

26. 2013-05-29
    listed $24,000 357-char remark

    Show marketing remark (357 chars)

    NICE RANCH, OFFERS HARDWOOD FLOORS, UPDATED KITCHEN AND LARGE STORAGE ROOM. 2 GOOD SIZED BEDROOMS, WINDOWS APPEAR TO BE UPDATED, NICE SIZED BACKYARD. HUD HOME SOLD AS-IS. FHA 261-881600. FHA INSURABILITY CODE: UI. LEAD BASED PAINT NOTICES. $1250 COMM TO SELLING BROKER. ACCESS W/ HUD KEY - SHOW ANYTIME. LOCKBOX SHOWINGS FOR CONVENIENCE. NEW HOMES EACH DAY.

27. 2013-05-29
    listed $24,000

    Show marketing remark (357 chars)

    NICE RANCH, OFFERS HARDWOOD FLOORS, UPDATED KITCHEN AND LARGE STORAGE ROOM. 2 GOOD SIZED BEDROOMS, WINDOWS APPEAR TO BE UPDATED, NICE SIZED BACKYARD. HUD HOME SOLD AS-IS. FHA 261-881600. FHA INSURABILITY CODE: UI. LEAD BASED PAINT NOTICES. $1250 COMM TO SELLING BROKER. ACCESS W/ HUD KEY - SHOW ANYTIME. LOCKBOX SHOWINGS FOR CONVENIENCE. NEW HOMES EACH DAY.

28. 2004-11-24
    soldstatus $78,000
29. 2004-09-07
    soldstatus $78,000
30. 2004-08-11
    listed $78,500
31. 2004-08-11
    historical
32. 2004-07-14
    listed $73,900
33. 1998-10-29
    soldstatus $57,000
34. 1995-06-15
    soldstatus $49,500
35. 1994-07-06
    soldstatus $29,450

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $18,683
• − Mortgage interest: −$6,162
• − Property taxes: −$2,133
• − Insurance: −$550
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$3,200
• Taxable income: $3,649
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,278/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

+280.3% since first listed

21 events — show timeline

• 2026-04-03 Relisted — MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-03-09 Pending — MiRealSource-MiMLS
• 2026-03-09 Pending — REALCOMP
• 2026-01-11 Listed $112,000 REALCOMP
• 2026-01-11 Listed $112,000 MiRealSource-MiMLS
• 2023-08-29 Rental Removed — APPFOLIO
• 2013-07-25 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2013-07-25 Sold (MLS) $22,000 REALCOMP
• 2013-06-21 Listing Removed — MiRealSource-MiMLS
• 2013-06-21 Listing Removed — REALCOMP
• 2013-05-29 Listed $24,000 MiRealSource-MiMLS
• 2013-05-29 Listed $24,000 REALCOMP
• 2004-11-24 Sold (Public Records) $78,000 Public Records
• 2004-09-07 Sold (MLS) $78,000 REALCOMP
• 2004-08-11 Listing Removed — REALCOMP
• 2004-08-11 Listed $78,500 REALCOMP
• 2004-07-14 Listed $73,900 REALCOMP
• 1998-10-29 Sold (Public Records) $57,000 Public Records
• 1995-06-15 Sold (Public Records) $49,500 Public Records
• 1994-07-06 Sold (Public Records) $29,450 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,133 · -34.8% YoY. Source: county tax records.