9116 Tecumseh Ave · Dearborn Heights, MI 48239

$219,900

3 bd · 1.5 ba · 1,138 sqft · SingleFamily public records · 5 Days on market

Built 1954 6,098 sqft lot $193/sqft · 99% above area Est $221k · at est.

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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 +11.2/30.0
• ARV discount +7.7/15.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Offer Deadline Monday 5/11 at 5:00 pm * Lovingly maintained brick ranch with numerous updates and excellent functional space throughout! The living and dining rooms feature cove ceilings and a large picture window. The kitchen includes newer stainless-steel appliances, a pantry, and a breakfast nook. 3 spacious bedrooms, a full bath, and a dual-entry half bath off the third bedroom complete the main level. Hardwood floors under the carpet in the LR, DR, hallway, and bedrooms. The finished basement adds valuable living space with a family room, laundry area, multiple storage rooms, and newly updated office and workout rooms featuring fresh drywall, trim, paint, and vinyl plank flooring. “Mechanic's Dream” 2.5-car garage includes a machine shop area, LED lighting, insulated walls, electric heat, a 100-amp subpanel, and 50-amp outlets for EV charging. Major updates in 2026: furnace, water heater, FSM perimeter drain & sump pump with a transferable warranty. Updated 200-amp electrical service and a new rubber-grounded gas line to the dryer. Architectural shingle roofs on the home and garage in 2014. AC 2001. Wallside windows 2001 with warranty (excluding the living room picture window). Plus a rebricked chimney and porch with new front and back steps. All furniture, workout equipment, patio set, and lawnmower are included. Convenient location close to shopping, dining, schools, and parks. Schedule your showing today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Finance

• Other: Residential property in FRISCHKORNS GRAND DALE GARDEN PARK subdivision
• HOA & community: Sidewalks in the community; Pets allowed

Exterior

• Parking: Detached heated garage with garage door opener and workshop; Approximately 2.5 garage spaces; Garage faces front
• Utilities: Public water; Public sewer; Electric with circuit breakers and 220 volts; Cable available
• Home design: Single family residence; One story; Ground-level entry with steps; Brick construction; Asphalt roof
• Construction: Brick exterior; Asphalt roof; Finished basement (full)
• Exterior features: Porch; Back yard with fencing; Shed(s); Porch lighting; Level lot; Paved road access

Interior

• Kitchen: Free-standing electric range; Microwave; Disposal; Stainless steel appliances; Free-standing refrigerator; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Attic fan
• Interior features: Smart thermostat; Furnished; Finished full basement with sump pump; Lighting
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (19.9% below list).
• Recommended offer: $176k (19.9% below list) — sets the bar for 1% rule.

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+.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $49k; list at $220k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,030 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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: 0.80% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (median comp): $220,683
• List price: $219,900
• Delta: -0.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9130 Kinloch	0.33mi	3/1.5	1,144 (+0%)	3mo	$123,000	$108	81
9560 Nathaline	0.30mi	4/1.5 (+1)	1,125 (-1%)	1mo	$142,500	$127	78
9010 Leverne	0.16mi	3/1.0	1,020 (-10%)	2mo	$220,000	$216	72
9656 Sioux	0.42mi	4/1.0 (+1)	1,116 (-2%)	2mo	$147,500	$132	69
26388 Ann Arbor Trl	0.51mi	3/1.5	1,194 (+5%)	1mo	$270,000	$226	67
9624 Nathaline	0.36mi	3/1.0	1,019 (-10%)	3mo	$209,000	$205	62
9983 Hemingway	0.49mi	3/1.0	1,059 (-7%)	3mo	$149,000	$141	61
9636 Centralia	0.62mi	3/1.0	1,043 (-8%)	4mo	$135,000	$129	52
9544 Nathaline Ave	0.28mi	4/1.5 (+1)	1,302 (+14%)	7mo	$199,900	$154	52
8916 Deering St	0.71mi	3/1.0	1,230 (+8%)	3mo	$205,000	$167	49
9964 Norborne	0.64mi	3/1.0	1,033 (-9%)	5mo	$125,900	$122	49
11384 Sioux	0.65mi	3/1.0	1,300 (+14%)	2mo	$165,000	$127	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-40,450
• Equity at exit: $32,788

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-40,173
• Equity at exit: $19,013

Cash invested: $61,572 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-83

Break-even live

Break-even rent $1,865

Max offer price $205,313

Occupancy floor 100%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	0.61mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	2d	1	1.02mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.08mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	1.09mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	1.10mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	1.13mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.44mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	1.46mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	17d	1	1.48mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	2d	1	1.50mi

Listing history 6 events

1. 2026-05-12
   status Pending 1463-char remark

   Show marketing remark (1477 chars)

   * Offer Deadline Monday 5/11 at 5:00 pm * Lovingly maintained brick ranch with numerous updates and excellent functional space throughout! The living and dining rooms feature cove ceilings and a large picture window. The kitchen includes newer stainless-steel appliances, a pantry, and a breakfast nook. 3 spacious bedrooms, a full bath, and a dual-entry half bath off the third bedroom complete the main level. Hardwood floors under the carpet in the LR, DR, hallway, and bedrooms. The finished basement adds valuable living space with a family room, laundry area, multiple storage rooms, and newly updated office and workout rooms featuring fresh drywall, trim, paint, and vinyl plank flooring. “Mechanic's Dream” 2.5-car garage includes a machine shop area, LED lighting, insulated walls, electric heat, a 100-amp subpanel, and 50-amp outlets for EV charging. Major updates in 2026: furnace, water heater, FSM perimeter drain & sump pump with a transferable warranty. Updated 200-amp electrical service and a new rubber-grounded gas line to the dryer. Architectural shingle roofs on the home and garage in 2014. AC 2001. Wallside windows 2001 with warranty (excluding the living room picture window). Plus a rebricked chimney and porch with new front and back steps. All furniture, workout equipment, patio set, and lawnmower are included. Convenient location close to shopping, dining, schools, and parks. Schedule your showing today!

2. 2026-05-12
   status Pending 1477-char remark

   Show marketing remark (1477 chars)

   * Offer Deadline Monday 5/11 at 5:00 pm * Lovingly maintained brick ranch with numerous updates and excellent functional space throughout! The living and dining rooms feature cove ceilings and a large picture window. The kitchen includes newer stainless-steel appliances, a pantry, and a breakfast nook. 3 spacious bedrooms, a full bath, and a dual-entry half bath off the third bedroom complete the main level. Hardwood floors under the carpet in the LR, DR, hallway, and bedrooms. The finished basement adds valuable living space with a family room, laundry area, multiple storage rooms, and newly updated office and workout rooms featuring fresh drywall, trim, paint, and vinyl plank flooring. “Mechanic's Dream” 2.5-car garage includes a machine shop area, LED lighting, insulated walls, electric heat, a 100-amp subpanel, and 50-amp outlets for EV charging. Major updates in 2026: furnace, water heater, FSM perimeter drain & sump pump with a transferable warranty. Updated 200-amp electrical service and a new rubber-grounded gas line to the dryer. Architectural shingle roofs on the home and garage in 2014. AC 2001. Wallside windows 2001 with warranty (excluding the living room picture window). Plus a rebricked chimney and porch with new front and back steps. All furniture, workout equipment, patio set, and lawnmower are included. Convenient location close to shopping, dining, schools, and parks. Schedule your showing today!

3. 2026-05-07
   listed $219,900 Active 1477-char remark

   Show marketing remark (1477 chars)

   * Offer Deadline Monday 5/11 at 5:00 pm * Lovingly maintained brick ranch with numerous updates and excellent functional space throughout! The living and dining rooms feature cove ceilings and a large picture window. The kitchen includes newer stainless-steel appliances, a pantry, and a breakfast nook. 3 spacious bedrooms, a full bath, and a dual-entry half bath off the third bedroom complete the main level. Hardwood floors under the carpet in the LR, DR, hallway, and bedrooms. The finished basement adds valuable living space with a family room, laundry area, multiple storage rooms, and newly updated office and workout rooms featuring fresh drywall, trim, paint, and vinyl plank flooring. “Mechanic's Dream” 2.5-car garage includes a machine shop area, LED lighting, insulated walls, electric heat, a 100-amp subpanel, and 50-amp outlets for EV charging. Major updates in 2026: furnace, water heater, FSM perimeter drain & sump pump with a transferable warranty. Updated 200-amp electrical service and a new rubber-grounded gas line to the dryer. Architectural shingle roofs on the home and garage in 2014. AC 2001. Wallside windows 2001 with warranty (excluding the living room picture window). Plus a rebricked chimney and porch with new front and back steps. All furniture, workout equipment, patio set, and lawnmower are included. Convenient location close to shopping, dining, schools, and parks. Schedule your showing today!

4. 2026-05-07
   listed $219,900 Active 1463-char remark

   Show marketing remark (1477 chars)

   * Offer Deadline Monday 5/11 at 5:00 pm * Lovingly maintained brick ranch with numerous updates and excellent functional space throughout! The living and dining rooms feature cove ceilings and a large picture window. The kitchen includes newer stainless-steel appliances, a pantry, and a breakfast nook. 3 spacious bedrooms, a full bath, and a dual-entry half bath off the third bedroom complete the main level. Hardwood floors under the carpet in the LR, DR, hallway, and bedrooms. The finished basement adds valuable living space with a family room, laundry area, multiple storage rooms, and newly updated office and workout rooms featuring fresh drywall, trim, paint, and vinyl plank flooring. “Mechanic's Dream” 2.5-car garage includes a machine shop area, LED lighting, insulated walls, electric heat, a 100-amp subpanel, and 50-amp outlets for EV charging. Major updates in 2026: furnace, water heater, FSM perimeter drain & sump pump with a transferable warranty. Updated 200-amp electrical service and a new rubber-grounded gas line to the dryer. Architectural shingle roofs on the home and garage in 2014. AC 2001. Wallside windows 2001 with warranty (excluding the living room picture window). Plus a rebricked chimney and porch with new front and back steps. All furniture, workout equipment, patio set, and lawnmower are included. Convenient location close to shopping, dining, schools, and parks. Schedule your showing today!

5. 2026-05-06
   historical $219,900 1477-char remark

   Show marketing remark (1477 chars)

   * Offer Deadline Monday 5/11 at 5:00 pm * Lovingly maintained brick ranch with numerous updates and excellent functional space throughout! The living and dining rooms feature cove ceilings and a large picture window. The kitchen includes newer stainless-steel appliances, a pantry, and a breakfast nook. 3 spacious bedrooms, a full bath, and a dual-entry half bath off the third bedroom complete the main level. Hardwood floors under the carpet in the LR, DR, hallway, and bedrooms. The finished basement adds valuable living space with a family room, laundry area, multiple storage rooms, and newly updated office and workout rooms featuring fresh drywall, trim, paint, and vinyl plank flooring. “Mechanic's Dream” 2.5-car garage includes a machine shop area, LED lighting, insulated walls, electric heat, a 100-amp subpanel, and 50-amp outlets for EV charging. Major updates in 2026: furnace, water heater, FSM perimeter drain & sump pump with a transferable warranty. Updated 200-amp electrical service and a new rubber-grounded gas line to the dryer. Architectural shingle roofs on the home and garage in 2014. AC 2001. Wallside windows 2001 with warranty (excluding the living room picture window). Plus a rebricked chimney and porch with new front and back steps. All furniture, workout equipment, patio set, and lawnmower are included. Convenient location close to shopping, dining, schools, and parks. Schedule your showing today!

6. 1992-04-08
   soldstatus $49,000

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $3,064 · $255/mo
• Expected delta: +$323/yr (+$27/mo · 11.8%)

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

Taxation est. · year 1

• Rental income: $21,124
• − Mortgage interest: −$12,318
• − Property taxes: −$2,741
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$6,397
• Taxable loss: −$4,811
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $164/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+348.8% since first listed

6 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-07 Listed $219,900 MiRealSource-MiMLS
• 2026-05-07 Listed $219,900 REALCOMP
• 2026-05-06 Coming Soon $219,900 MiRealSource-MiMLS
• 1992-04-08 Sold (Public Records) $49,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,741 · +2.6% YoY. Source: county tax records.