214 Tennyson St · Highland Park, MI 48203

$36,900

4 bd · 1.5 ba · 1,704 sqft · SingleFamily public records · 8 Days on market

Built 1912 5,227 sqft lot $22/sqft · 63% below area ↓ 35% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1912

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Cap rate 42.3% vs local median 14.2% in Highland Park — 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 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $1,712/mo this rent would consume 54% 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $18k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,900

Questions for the listing agent

1. Built in 1912 — 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. 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?
4. 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?
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: 4.64% ✓
• Cap rate: 42.35%
• Cash-on-cash: 128.76%
• DSCR: 6.73
• GRM: 1.8

CMA / ARV

• ARV (median comp): $99,107
• List price: $36,900
• Delta: -62.77%
• 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
227 Massachusetts St	0.24mi	4/2.0	1,664 (-2%)	7mo	$130,000	$78	77
195 Massachusetts St	0.24mi	4/2.0	1,800 (+6%)	3mo	$140,000	$78	75
157 Rhode Island St	0.32mi	4/1.0	1,818 (+7%)	3mo	$90,000	$50	69
535 Woodland St	0.05mi	3/2.0 (-1)	1,472 (-14%)	2mo	$170,000	$115	66
193 Massachusetts St	0.24mi	3/1.5 (-1)	1,548 (-9%)	4mo	$59,900	$39	66
194 Farrand Park	0.50mi	4/2.0	1,610 (-6%)	5mo	$189,000	$117	61
79 Tennyson St	0.25mi	4/1.5	1,951 (+14%)	7mo	$48,500	$25	58
81 Richton St	0.61mi	5/1.5 (+1)	1,776 (+4%)	3mo	$48,000	$27	57
215 Winona St	0.66mi	3/2.0 (-1)	1,759 (+3%)	1mo	$115,000	$65	56
11524 Nagel St	0.68mi	5/2.0 (+1)	1,600 (-6%)	5mo	$245,000	$153	47
202 Farrand Park	0.50mi	3/1.0 (-1)	1,482 (-13%)	4mo	$40,000	$27	44
225 Farrand Park	0.53mi	3/1.0 (-1)	1,458 (-14%)	2mo	$20,000	$14	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.26×
• Total profit: $64,648
• Equity at exit: $5,502

10-year hold

• IRR: —
• Equity multiple: 15.26×
• Total profit: $147,292
• Equity at exit: $3,190

Cash invested: $10,332 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$194
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,109

Break-even live

Break-even rent $309

Max offer price $36,900

Occupancy floor 30%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	0.13mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.31mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	0.36mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.42mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	0.52mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	0.52mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	0.62mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	44d	1	0.64mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	24d	1	0.65mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	0.69mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.71mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	2d	1	1.00mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	22d	1	1.00mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	1.00mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	1.15mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	1.15mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	2d	1	1.21mi
8416 Brush St Detroit, MI	3.0	1.5	1200	$2,200	$1.83	2d	1	1.24mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	2d	1	1.24mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	13d	1	1.29mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $36,900 Active 8 DOM
2. 2026-06-17
   days on market $36,900 Active 7 DOM
3. 2026-06-16
   days on market $36,900 Active 6 DOM
4. 2026-06-15
   days on market $36,900 Active 5 DOM
5. 2026-06-13
   remarks 327-char remark
6. 2026-06-13
   days on marketlisting id $36,900 Active 3 DOM
7. 2026-06-04
   days on market $36,900 Active 176 DOM
8. 2026-06-03
   days on market $36,900 Active 175 DOM
9. 2026-06-02
   days on market $36,900 Active 174 DOM
10. 2026-06-01
    days on market $36,900 Active 173 DOM
11. 2026-05-31
    days on market $36,900 Active 172 DOM
12. 2026-04-09
    price $36,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

13. 2026-04-08
    price $36,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

14. 2026-03-21
    price $39,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

15. 2026-03-21
    price $39,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

16. 2026-03-19
    price $45,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

17. 2026-03-19
    price $45,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

18. 2026-02-22
    price $52,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

19. 2026-02-21
    price $52,900 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

20. 2025-12-10
    listed $54,400 Active 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

21. 2025-12-10
    listed $54,400 Active 326-char remark

    Show marketing remark (326 chars)

    Large home for your family or investment. Ready to be completely remodeled to your specifications. Note the low taxes. Dont miss out on this one. The garage gas additional storage space. The accracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

22. 2015-12-15
    historical
23. 2015-12-15
    historical
24. 2015-12-13
    listed $7,500 Active
25. 2015-12-13
    listed $7,500
26. 2008-11-21
    historical
27. 2008-11-21
    historical
28. 2008-11-10
    listed $7,200
29. 2008-11-06
    listed $7,200
30. 2003-01-27
    soldstatus $56,700

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $496 · $41/mo
• Expected delta: +$72/yr (+$6/mo · 17.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $20,549
• − Mortgage interest: −$2,067
• − Property taxes: −$424
• − Insurance: −$184
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$1,073
• Taxable income: $13,512
• Est. tax owed @ 24.0%: −$3,243
• After-tax cash flow: $10,060/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

-34.9% since first listed

19 events — show timeline

• 2026-04-09 Price Changed $36,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $36,900 REALCOMP
• 2026-03-21 Price Changed $39,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $39,900 REALCOMP
• 2026-03-19 Price Changed $45,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $45,900 REALCOMP
• 2026-02-22 Price Changed $52,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $52,900 REALCOMP
• 2025-12-10 Listed $54,400 REALCOMP
• 2025-12-10 Listed $54,400 MiRealSource-MiMLS
• 2015-12-15 Listing Removed — REALCOMP
• 2015-12-15 Listing Removed — MiRealSource-MiMLS
• 2015-12-13 Listed $7,500 REALCOMP
• 2015-12-13 Listed $7,500 MiRealSource-MiMLS
• 2008-11-21 Listing Removed — REALCOMP
• 2008-11-21 Listing Removed — MiRealSource-MiMLS
• 2008-11-10 Listed $7,200 REALCOMP
• 2008-11-06 Listed $7,200 MiRealSource-MiMLS
• 2003-01-27 Sold (Public Records) $56,700 Public Records

Property tax history

-12.7%/yr

Latest (2025): $424 · -18.5% YoY. Source: county tax records.