25542 W Warren St · Dearborn Heights, MI 48127

$319,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 296 Days on market

Built 1957 6,098 sqft lot $260/sqft · 83% above area Est $350k · 9% under

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Why this score? — see what drove the F 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).

• ARV discount +11.4/15.0
• Cash flow +5.7/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom brick ranch over 1,200 sqft, large finished basement with wet bar, living room with huge picture window, nice sized kitchen with lots of counter & cabinet space, dining area, 1 ½ baths, refinished hardwood floors, vinyl windows, lots of storage space in basement, backyard with new concrete patio, 2 car garage, nice curb appeal, dishwasher, dryer, microwave, stove, fridge & washer all included in sales price, Crestwood School District, great location across from Papaya Fruit Market, close to Riverside Middle School, Hillcrest Elementary School, Holy Cluck, Warren Valley Golf Course & much more, all data apx.

Key facts

• Wet bar
• Finished basement
• New concrete patio

Tags

• FINISHED BASEMENT
• WET BAR
• NEW CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-651 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (36.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (44.1% below list).
• Recommended offer: $179k (44.1% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 5.5% in Dearborn Heights — 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 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+.
• Crestwood School District (suburban): math 32% / reading 43% proficiency, ranked #242 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 143 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $10k 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 296 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $150k; list at $320k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,787 (44.1% 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. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.56% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.72%
• DSCR: 0.61
• GRM: 14.9

CMA / ARV

• ARV (median comp): $349,906
• List price: $319,900
• Delta: -8.58%
• 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
7276 Colonial	0.44mi	3/2.0	1,215 (-1%)	2mo	$215,000	$177	73
7302 Nightingale St	0.25mi	3/1.0	1,118 (-9%)	4mo	$155,000	$139	68
7260 Fenton St	0.62mi	3/1.0	1,200 (-3%)	3mo	$241,000	$201	62
26511 W Warren St	0.59mi	3/2.0	1,216 (-1%)	8mo	$225,000	$185	62
7288 Kingsbury St	0.50mi	3/2.0	1,297 (+5%)	8mo	$300,000	$231	59
7139 Centralia St	0.24mi	3/2.0	1,053 (-14%)	7mo	$205,000	$195	57
25659 Baldwin St	0.48mi	3/1.5	1,080 (-12%)	1mo	$281,000	$260	56
6822 N Lafayette St	0.61mi	3/1.0	1,080 (-12%)	0mo	$150,000	$139	49
7479 N Charlesworth St	0.71mi	3/1.5	1,116 (-9%)	4mo	$259,000	$232	48
6633 Shadowlawn St	0.63mi	3/2.0	1,073 (-13%)	0mo	$285,000	$266	47
7420 Fenton St	0.64mi	2/1.0 (-1)	1,080 (-12%)	2mo	$160,000	$148	41
6180 Colonial St	0.75mi	3/1.0	1,367 (+11%)	5mo	$240,000	$176	41

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 · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -34.4%
• Equity multiple: -0.09×
• Total profit: $-97,912
• Equity at exit: $47,698

10-year hold

• IRR: -61.4%
• Equity multiple: -0.75×
• Total profit: $-156,612
• Equity at exit: $27,659

Cash invested: $89,572 (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 48127

• Rents YoY: 0.4%
• Active inventory: 143
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-651

Break-even live

Break-even rent $2,612

Max offer price $204,879

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	0.13mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	0.21mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	0.47mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	0.49mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	1d	1	0.72mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	1d	1	0.76mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	0.77mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	0.77mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	0.77mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	43d	1	0.82mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	0.88mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	0.90mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.92mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	0.95mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	2d	9	1.14mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	1.35mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	1.37mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.38mi

Listing history 30 events

1. 2026-06-18
   days on market $319,900 Active 296 DOM
2. 2026-06-17
   days on market $319,900 Active 295 DOM
3. 2026-06-16
   days on market $319,900 Active 294 DOM
4. 2026-06-15
   days on market $319,900 Active 293 DOM
5. 2026-06-13
   days on market $319,900 Active 291 DOM
6. 2026-06-13
   days on market $319,900 Active 290 DOM
7. 2026-06-09
   days on market $319,900 Active 287 DOM
8. 2026-06-08
   days on market $319,900 Active 286 DOM
9. 2026-06-07
   days on market $319,900 Active 285 DOM
10. 2026-06-04
    days on market $319,900 Active 282 DOM
11. 2026-06-03
    days on market $319,900 Active 281 DOM
12. 2026-06-02
    days on market $319,900 Active 280 DOM
13. 2026-06-01
    days on market $319,900 Active 279 DOM
14. 2026-05-31
    days on market $319,900 Active 278 DOM
15. 2025-08-26
    listed $319,900 Active 654-char remark

    Show marketing remark (661 chars)

    Nice 3 bedroom brick ranch over 1,200 sqft, large finished basement with wet bar, living room with huge picture window, nice sized kitchen with lots of counter & cabinet space, dining area, 1 ½ baths, refinished hardwood floors, vinyl windows, lots of storage space in basement, backyard with new concrete patio, 2 car garage, nice curb appeal, dishwasher, dryer, microwave, stove, fridge & washer all included in sales price, Crestwood School District, great location across from Papaya Fruit Market, close to Riverside Middle School, Hillcrest Elementary School, Holy Cluck, Warren Valley Golf Course & much more, all data apx.

16. 2025-08-26
    listed $319,900 Active 661-char remark

    Show marketing remark (661 chars)

    Nice 3 bedroom brick ranch over 1,200 sqft, large finished basement with wet bar, living room with huge picture window, nice sized kitchen with lots of counter & cabinet space, dining area, 1 ½ baths, refinished hardwood floors, vinyl windows, lots of storage space in basement, backyard with new concrete patio, 2 car garage, nice curb appeal, dishwasher, dryer, microwave, stove, fridge & washer all included in sales price, Crestwood School District, great location across from Papaya Fruit Market, close to Riverside Middle School, Hillcrest Elementary School, Holy Cluck, Warren Valley Golf Course & much more, all data apx.

17. 2020-03-13
    historical
18. 2020-03-13
    historical
19. 2020-02-27
    price $179,700
20. 2020-02-26
    price $179,700
21. 2020-01-09
    listed $169,900 Active
22. 2020-01-09
    listed $169,900 Active
23. 2018-06-26
    soldstatus $150,000
24. 2018-06-20
    historical
25. 2018-06-14
    soldstatus $150,000 Sold
26. 2018-06-14
    soldstatus $150,000 Closed
27. 2018-06-05
    status Pending
28. 2018-06-05
    status Pending
29. 2018-05-23
    listed $159,900 Active
30. 2018-05-23
    listed $159,900 Active

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $3,979 · $332/mo
• Expected delta: +$947/yr (+$79/mo · 31.2%)

ⓘ 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 · 15 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: $21,454
• − Mortgage interest: −$17,919
• − Property taxes: −$3,032
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$9,306
• Taxable loss: −$13,835
• Est. tax savings @ 24.0%: +$3,320
• After-tax cash flow: $-4,493/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: Crestwood School District
• NCES district ID: 2600016
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $47,101
• Composite: 32.1/100
• National rank: #5806
• State rank: #242 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): 39,646
• Household income: $60,742
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1196.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Arab 8% Romanian 7% Lithuanian 2%
• Foreign-born: 31% · Canada
• Languages at home: 46% English-only · Arabic 45% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -319.04%
• Current HPI: 225.9407
• Rent YoY: ▲ 0.41%
• 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

+100.1% since first listed

16 events — show timeline

• 2025-08-26 Listed $319,900 MiRealSource-MiMLS
• 2025-08-26 Listed $319,900 REALCOMP
• 2020-03-13 Listing Removed — REALCOMP
• 2020-03-13 Listing Removed — MiRealSource-MiMLS
• 2020-02-27 Price Changed $179,700 MiRealSource-MiMLS
• 2020-02-26 Price Changed $179,700 REALCOMP
• 2020-01-09 Listed $169,900 MiRealSource-MiMLS
• 2020-01-09 Listed $169,900 REALCOMP
• 2018-06-26 Sold (Public Records) $150,000 Public Records
• 2018-06-20 Listing Removed — MiRealSource-MiMLS
• 2018-06-14 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2018-06-14 Sold (MLS) $150,000 REALCOMP
• 2018-06-05 Pending — MiRealSource-MiMLS
• 2018-06-05 Pending — REALCOMP
• 2018-05-23 Listed $159,900 MiRealSource-MiMLS
• 2018-05-23 Listed $159,900 REALCOMP

Property tax history

+5.2%/yr

Latest (2025): $3,032 · -19.7% YoY. Source: county tax records.