5692 Highview St · Dearborn Heights, MI 48127

$137,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 199 Days on market

Built 1935 5,227 sqft lot $132/sqft · 13% below area Est $158k · 13% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +13.4/15.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

Key facts

• 5,227 sq ft lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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+.
• 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; 14 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 32% 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 $947 of loan paydown is wiped out by about $4k 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 199 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $750; list at $137k implies a 18167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $157,768
• List price: $137,000
• Delta: -13.16%
• 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
5955 N Silvery Ln	0.20mi	2/1.0	975 (-6%)	4mo	$224,900	$231	77
5763 N Silvery Ln	0.17mi	3/1.0 (+1)	1,110 (+7%)	2mo	$153,000	$138	74
5939 Robindale Ave	0.16mi	3/1.0 (+1)	900 (-13%)	4mo	$190,000	$211	62
24903 Hass St	0.44mi	3/1.5 (+1)	999 (-4%)	5mo	$255,000	$255	62
5651 N Beech Daly Rd	0.35mi	3/2.0 (+1)	996 (-4%)	8mo	$350,000	$351	62
25659 Baldwin St	0.51mi	3/1.5 (+1)	1,080 (+4%)	1mo	$281,000	$260	61
6062 Fenton St	0.49mi	2/2.0	1,130 (+9%)	1mo	$205,000	$181	57
2045 N Vernon St	0.51mi	3/1.0 (+1)	1,092 (+5%)	8mo	$245,000	$224	56
6523 N Vernon St	0.70mi	3/1.5 (+1)	1,007 (-3%)	7mo	$247,000	$245	50
6894 N Gulley Rd	0.72mi	3/1.5 (+1)	999 (-4%)	6mo	$235,000	$235	48
6453 Centralia St	0.64mi	2/1.0	880 (-15%)	8mo	$180,000	$205	38
2211 Drexel St	0.56mi	3/2.0 (+1)	1,180 (+14%)	8mo	$251,000	$213	36

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,066
• Equity at exit: $20,427

10-year hold

• IRR: 3.7%
• Equity multiple: 1.24×
• Total profit: $9,169
• Equity at exit: $11,845

Cash invested: $38,360 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$718
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $349

Break-even live

Break-even rent $1,169

Max offer price $137,000

Occupancy floor 73%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.36mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	0.80mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	0.82mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	0.92mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	1d	1	0.94mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.05mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	43d	1	1.05mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	43d	2	1.22mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.22mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.22mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.22mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	1d	24	1.24mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	14d	12	1.26mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,280	$1.37	1d	22	1.49mi

Listing history 36 events

1. 2026-06-18
   days on market $137,000 Active 199 DOM
2. 2026-06-17
   days on market $137,000 Active 198 DOM
3. 2026-06-16
   days on market $137,000 Active 197 DOM
4. 2026-06-15
   days on market $137,000 Active 196 DOM
5. 2026-06-13
   days on market $137,000 Active 194 DOM
6. 2026-06-13
   days on market $137,000 Active 193 DOM
7. 2026-06-09
   days on market $137,000 Active 190 DOM
8. 2026-06-08
   days on market $137,000 Active 189 DOM
9. 2026-06-07
   days on market $137,000 Active 188 DOM
10. 2026-06-04
    days on market $137,000 Active 185 DOM
11. 2026-06-03
    days on market $137,000 Active 184 DOM
12. 2026-06-02
    days on market $137,000 Active 183 DOM
13. 2026-06-01
    days on market $137,000 Active 182 DOM
14. 2026-05-31
    days on market $137,000 Active 181 DOM
15. 2026-04-21
    price $137,000 137-char remark

    Show marketing remark (137 chars)

    PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

16. 2026-04-21
    price $137,000 137-char remark

    Show marketing remark (137 chars)

    PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

17. 2026-01-10
    price $139,900 137-char remark

    Show marketing remark (137 chars)

    PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

18. 2026-01-09
    price $139,900 137-char remark

    Show marketing remark (137 chars)

    PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

19. 2025-12-01
    listed $149,900 Active 137-char remark

    Show marketing remark (137 chars)

    PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

20. 2025-12-01
    listed $149,900 Active 137-char remark

    Show marketing remark (137 chars)

    PRICED TO SELL, 2 BEDROOMS, 1 FULL BATH BUNGALOW, ,, READY TO MOVE IN. .. LARGE LIVING ROOM, LARGE DINING ROOM, 1ST FLOOR LAUNDRY. BATVAI

21. 2015-06-23
    soldstatus $750
22. 2015-06-11
    historical
23. 2015-06-09
    listed $795
24. 2014-07-25
    soldstatus $32,000
25. 2014-07-25
    soldstatus $32,000
26. 2014-07-21
    historical
27. 2014-07-16
    listed $39,900
28. 2014-07-16
    listed $39,900
29. 2014-07-16
    historical
30. 2014-07-16
    historical
31. 2014-06-02
    listed $39,900
32. 2014-06-02
    listed $39,900
33. 2014-06-01
    historical
34. 2014-06-01
    historical
35. 2014-04-07
    listed $44,900
36. 2014-04-07
    listed $44,900

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$169/yr (+$14/mo · 9.6%)

ⓘ 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: $19,320
• − Mortgage interest: −$7,674
• − Property taxes: −$1,771
• − Insurance: −$685
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$3,985
• Taxable income: $2,113
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,678/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

+205.1% since first listed

22 events — show timeline

• 2026-04-21 Price Changed $137,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $137,000 REALCOMP
• 2026-01-10 Price Changed $139,900 MiRealSource-MiMLS
• 2026-01-09 Price Changed $139,900 REALCOMP
• 2025-12-01 Listed $149,900 REALCOMP
• 2025-12-01 Listed $149,900 MiRealSource-MiMLS
• 2015-06-23 Sold (MLS) $750 MiRealSource-MiMLS
• 2015-06-11 Listing Removed — MiRealSource-MiMLS
• 2015-06-09 Listed $795 MiRealSource-MiMLS
• 2014-07-25 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2014-07-25 Sold (MLS) $32,000 REALCOMP
• 2014-07-21 Listing Removed — MiRealSource-MiMLS
• 2014-07-16 Listing Removed — REALCOMP
• 2014-07-16 Listing Removed — MiRealSource-MiMLS
• 2014-07-16 Listed $39,900 MiRealSource-MiMLS
• 2014-07-16 Listed $39,900 REALCOMP
• 2014-06-02 Listed $39,900 REALCOMP
• 2014-06-02 Listed $39,900 MiRealSource-MiMLS
• 2014-06-01 Listing Removed — REALCOMP
• 2014-06-01 Listing Removed — MiRealSource-MiMLS
• 2014-04-07 Listed $44,900 REALCOMP
• 2014-04-07 Listed $44,900 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $1,771 · -27.6% YoY. Source: county tax records.