9160 Kinloch St · Dearborn Heights, MI 48239

$239,000

3 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 7 Days on market

Built 1954 6,534 sqft lot

---

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 +12.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

Key facts

• Open floor plan
• Large kitchen
• Finished basement

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• NEW APPLIANCES
• FINISHED BASEMENT

Property features AI

Finance

• Financial info: Home warranty included

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas connected; Natural gas water heater; Public water
• Home design: Ranch-style single family home; Built in 1954; Public water
• Construction: Aluminum siding and brick exterior; Asphalt roof; Full basement
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Bar fridge; Garbage disposal; Tile floor in kitchen
• Bedrooms: Primary bedroom (hardwood floor); Bedroom 2 (hardwood floor); Bedroom 3 (hardwood floor)
• Flooring: Hardwood floors in living room and bedrooms; Tile floor in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Garage door opener; Fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-35 ($-418/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (26.7% below list).
• Recommended offer: $175k (26.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $150k; list at $239k implies a 59% 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 $175,288 (26.7% 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: 0.73% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $149,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9010 Leverne	0.26mi	3/1.0	1,020 (-3%)	2mo	$220,000	$216	81
9130 Kinloch	0.03mi	3/1.5	1,144 (+8%)	3mo	$123,000	$108	80
9636 Centralia	0.38mi	3/1.0	1,043 (-1%)	4mo	$135,000	$129	77
9983 Hemingway	0.56mi	3/1.0	1,059 (+0%)	3mo	$149,000	$141	71
9964 Norborne	0.46mi	3/1.0	1,033 (-2%)	5mo	$125,900	$122	71
9624 Nathaline	0.51mi	3/1.0	1,019 (-3%)	3mo	$209,000	$205	68
9560 Nathaline	0.47mi	4/1.5 (+1)	1,125 (+7%)	1mo	$142,500	$127	59
9656 Sioux	0.62mi	4/1.0 (+1)	1,116 (+6%)	2mo	$147,500	$132	55
9960 Rockland	0.45mi	3/2.0	937 (-11%)	2mo	$150,000	$160	55
26388 Ann Arbor Trl	0.50mi	3/1.5	1,194 (+13%)	1mo	$270,000	$226	52
8627 Robindale Ave	0.73mi	3/1.0	980 (-7%)	5mo	$169,000	$172	50
8656 Nightingale Ave. St	0.69mi	2/1.0 (-1)	900 (-15%)	6mo	$128,000	$142	33

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-40,619
• Equity at exit: $35,636

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-36,874
• Equity at exit: $20,664

Cash invested: $66,920 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-35

Break-even live

Break-even rent $1,797

Max offer price $232,851

Occupancy floor 97%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	0.77mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	14d	1	0.82mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	0.87mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.02mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	1.20mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	1.29mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	1.31mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.42mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	1.50mi

Listing history 21 events

1. 2026-04-30
   status Pending 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

2. 2026-04-30
   status Pending 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

3. 2026-04-30
   status Pending

   Show marketing remark (771 chars)

   Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

4. 2026-04-22
   listed $239,000 Active 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

5. 2026-04-22
   listed $239,000 Active 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

6. 2026-04-22
   listed $239,000 Active

   Show marketing remark (771 chars)

   Welcome home to this charming ranch in Redford, ideally located just a short distance from Dearborn Heights! This inviting property includes a 1-year home warranty for added peace of mind. Step inside to an open floor plan filled with natural light, featuring a spacious living room that flows seamlessly into a large kitchen with New Appliances--perfect for anyone who loves to cook and entertain. From there, step out onto the white deck overlooking the backyard, complete with a gas grill for easy outdoor gatherings. The home offers 3 comfortable bedrooms, 2 bathrooms, and a generously sized finished basement--ideal for entertaining, relaxing, or creating additional living space. This home is a great fit for families looking for comfort, space, and functionality.

7. 2026-01-12
   soldstatus $150,000 Closed
8. 2026-01-12
   soldstatus $150,000 Closed
9. 2026-01-12
   soldstatus $150,000 Sold
10. 2026-01-02
    status Pending
11. 2026-01-02
    status Pending
12. 2026-01-02
    status Pending
13. 2025-12-05
    price $189,900
14. 2025-12-04
    price $189,900
15. 2025-12-04
    price $189,900
16. 2025-10-04
    price $209,900
17. 2025-10-04
    price $209,900
18. 2025-10-04
    price $209,900
19. 2025-09-26
    listed $229,900 Active
20. 2025-09-25
    listed $229,900 Active
21. 2025-09-25
    listed $229,900 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: $800 · $67/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,440/yr (+$120/mo · 180.1%)

ⓘ 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: $21,035
• − Mortgage interest: −$13,388
• − Property taxes: −$800
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,953
• Taxable loss: −$4,666
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $702/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

+4.0% since first listed

21 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-04-22 Listed $239,000 SW Michigan MLS
• 2026-04-22 Listed $239,000 MiRealSource-MiMLS
• 2026-04-22 Listed $239,000 REALCOMP
• 2026-01-12 Sold (MLS) $150,000 SW Michigan MLS
• 2026-01-12 Sold (MLS) $150,000 REALCOMP
• 2026-01-12 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2026-01-02 Pending — MiRealSource-MiMLS
• 2026-01-02 Pending — REALCOMP
• 2026-01-02 Pending — SW Michigan MLS
• 2025-12-05 Price Changed $189,900 MiRealSource-MiMLS
• 2025-12-04 Price Changed $189,900 REALCOMP
• 2025-12-04 Price Changed $189,900 SW Michigan MLS
• 2025-10-04 Price Changed $209,900 MiRealSource-MiMLS
• 2025-10-04 Price Changed $209,900 REALCOMP
• 2025-10-04 Price Changed $209,900 SW Michigan MLS
• 2025-09-26 Listed $229,900 REALCOMP
• 2025-09-25 Listed $229,900 SW Michigan MLS
• 2025-09-25 Listed $229,900 MiRealSource-MiMLS

Property tax history

-7.3%/yr

Latest (2025): $800 · -66.1% YoY. Source: county tax records.