11361 Rockland · Dearborn Heights, MI 48239

$174,900

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 7 Days on market

Built 1948 5,227 sqft lot Est $163k · 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 +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• ARV discount +4.1/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further - this charming brick and vinyl bungalow is ready to welcome you home! Featuring 3 bedrooms, 2 full bathrooms, a partially finished basement, and a 2-car garage with opener. This well-maintained home offers comfort, value, and plenty of space. Recent updates include fresh paint throughout, refinished hardwood floors in the living room, dining room, hallway, and two main-level bedrooms, as well as an updated kitchen with durable laminate flooring. The partially finished basement provides additional living space with a large recreation room, a full bathroom with a stand-up shower, and a utility area housing the mechanical and laundry facilities. Additional highlights include central air conditioning and a fully fenced backyard, perfect for outdoor enjoyment. Solidly built and move-in ready, this home is an excellent opportunity for first-time buyers, investors, or anyone looking for a great place to call home.

Key facts

• Updated kitchen
• 5,227 sq ft lot
• 2 garage spots

Tags

• BRICK AND VINYL BUNGALOW
• PARTIALLY FINISHED BASEMENT
• UPDATED KITCHEN
• CENTRAL AIR CONDITIONING
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 132.25); No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.4% 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+.
• 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); 192 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 30% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 29y 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 $35k; list at $175k implies a 401% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1948 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $162,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11751 Marion	0.53mi	3/1.5	1,231 (-0%)	2mo	$141,000	$115	72
11384 Sioux	0.39mi	3/1.0	1,300 (+5%)	2mo	$165,000	$127	71
12039 Rockland	0.37mi	4/1.5 (+1)	1,246 (+1%)	4mo	$70,000	$56	70
12087 Leverne	0.43mi	3/2.0	1,210 (-2%)	3mo	$202,000	$167	70
9983 Hemingway	0.21mi	3/1.0	1,059 (-14%)	3mo	$149,000	$141	65
11311 Tecumseh	0.25mi	4/2.0 (+1)	1,341 (+9%)	4mo	$117,500	$88	61
9335 Louis St	0.71mi	3/1.5	1,267 (+3%)	1mo	$255,000	$201	60
9560 Nathaline	0.40mi	4/1.5 (+1)	1,125 (-9%)	1mo	$142,500	$127	59
11748 Leverne	0.32mi	3/1.5	1,075 (-13%)	4mo	$142,000	$132	58
9656 Sioux	0.44mi	4/1.0 (+1)	1,116 (-10%)	2mo	$147,500	$132	57
9130 Kinloch	0.59mi	3/1.5	1,144 (-7%)	3mo	$123,000	$108	56
9020 Leverne	0.69mi	3/2.0	1,360 (+10%)	6mo	$239,900	$176	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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-17,805
• Equity at exit: $26,078

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-499
• Equity at exit: $15,122

Cash invested: $48,972 (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: 192
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$917
• Tax from tax record: −$267 /mo · $3,203/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $157

Break-even live

Break-even rent $1,591

Max offer price $174,900

Occupancy floor 86%

Sensitivity live

Price	-10% $256	-5% $207	+0% $157	+5% $108	+10% $58
Rent	-10% $16	-5% $87	+0% $157	+5% $228	+10% $299
Rate	-1.0pp $246	-0.5pp $202	base $157	+0.5pp $112	+1.0pp $66

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	0.52mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	2d	1	0.87mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	0d	1	0.91mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	17d	1	1.10mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	1.19mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.26mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	1.32mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $174,900 Pending 7 DOM
2. 2026-06-09
   days on market $174,900 Active 5 DOM
3. 2026-06-08
   days on market $174,900 Active 4 DOM
4. 2026-06-07
   remarks 693-char remark
5. 2026-06-07
   listed $174,900 Active 3 DOM

ⓘ 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: $3,203 · $267/mo
• Projected year-2 tax: $3,203 · $267/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,485
• − Mortgage interest: −$9,797
• − Property taxes: −$3,203
• − Insurance: −$874
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,088
• Taxable loss: −$915
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $2,109/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

+161.0% since first listed

26 events — show timeline

• 2026-06-04 Listed $174,900 REALCOMP
• 2026-06-04 Listed $174,900 MiRealSource-MiMLS
• 2013-03-11 Sold (MLS) $34,900 MiRealSource-MiMLS
• 2013-03-11 Sold (MLS) $34,900 REALCOMP
• 2013-02-21 Listing Removed — MiRealSource-MiMLS
• 2013-02-21 Listing Removed — REALCOMP
• 2013-01-18 Listed $39,900 MiRealSource-MiMLS
• 2013-01-18 Listed $39,900 REALCOMP
• 2011-02-14 Listing Removed — MiRealSource-MiMLS
• 2010-11-05 Listed $1,000 MiRealSource-MiMLS
• 2010-10-28 Listing Removed — REALCOMP
• 2010-10-28 Listing Removed — MiRealSource-MiMLS
• 2010-08-02 Listed $73,900 REALCOMP
• 2010-08-02 Listed $73,900 MiRealSource-MiMLS
• 2007-08-05 Listing Removed — REALCOMP
• 2007-02-05 Listed $125,992 REALCOMP
• 2006-12-31 Listing Removed — REALCOMP
• 2006-03-31 Listed $139,900 REALCOMP
• 1999-05-10 Sold (MLS) $120,000 REALCOMP
• 1999-03-22 Listed $121,900 REALCOMP
• 1999-03-21 Listing Removed — REALCOMP
• 1999-02-11 Listed $124,900 REALCOMP
• 1997-09-10 Sold (Public Records) $106,000 Public Records
• 1997-07-22 Sold (MLS) $106,000 REALCOMP
• 1997-06-10 Listed $107,900 REALCOMP
• 1994-06-27 Sold (Public Records) $67,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,203 · +2.8% YoY. Source: county tax records.