25520 New York St · Dearborn Heights, MI 48125

$125,000

3 bd · 1.0 ba · 973 sqft · SingleFamily public records · 11 Days on market

Built 1924 3,920 sqft lot Est $149k · 16% 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 +27.9/30.0
• ARV discount +14.7/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 25520 New York, a charming 3-bedroom bungalow in Dearborn Heights offering a practical layout, spacious room sizes, and great potential. The main level features a bright living room, dining area, kitchen, laundry area, and a flexible front foyer/three-season room that can be used for extra sitting space, storage, or a mudroom setup. The home offers 3 bedrooms and the full bathroom located upstairs. Additional features include public water/sewer, vinyl exterior, crawl foundation, driveway parking, and a backyard with shed. Conveniently located near Michigan Ave, Beech Daly, schools, shopping, dining, and major roads. Great opportunity for an owner-occupant or investor. BATVAI.

Key facts

• Laundry area
• Kitchen
• Three-season room

Tags

• BRIGHT LIVING ROOM
• DINING AREA
• KITCHEN
• LAUNDRY AREA
• FLEXIBLE FRONT FOYER
• THREE-SEASON ROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water
• Home design: Residential two-story home; Built in 1924; Entry-level kitchen and living areas
• Construction: Crawlspace foundation
• Exterior features: Aluminum and vinyl siding; Paved street access; 30 feet of frontage

Interior

• Kitchen: Kitchen at entry level, about 12 x 10; Linoleum kitchen floor; Range/oven; Microwave; Trash compactor
• Bedrooms: Three bedrooms — all on the second floor; Bedroom sizes: 12 x 10; 11 x 8; approximately 11 wide; Carpeted bedrooms
• Flooring: Carpet in living room and bedrooms; Linoleum in kitchen, dining room, bathroom and laundry
• Bathrooms: One full bathroom on the second floor; Bathroom floor is linoleum (approx. 8 x 7)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Furnished; 9 total rooms
• Laundry & utility: Laundry room at entry level (about 11 x 6); Washer; Dryer; Linoleum laundry room floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.0% vs local median 5.7% 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+.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 139 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% of the median local income ($60k/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 $864 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 23y 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 $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1924 — 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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $148,869
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25948 Penn St	0.33mi	3/1.0	1,031 (+6%)	1mo	$100,000	$97	74
24611 Oxford St	0.61mi	3/1.0	972 (-0%)	0mo	$155,000	$159	71
24611 Oxford St	0.61mi	3/1.0	972 (-0%)	0mo	$155,000	$159	71
25036 Colgate St	0.63mi	3/1.0	945 (-3%)	1mo	$85,000	$90	65
25716 Notre Dame St	0.13mi	2/1.0 (-1)	850 (-13%)	6mo	$105,000	$124	63
26076 Colgate St	0.66mi	3/1.0	950 (-2%)	6mo	$111,610	$117	61
25046 Andover Dr	0.57mi	3/1.0	910 (-6%)	3mo	$140,000	$154	60
3930 Bayhan St	0.72mi	3/1.0	1,036 (+6%)	6mo	$111,610	$108	51
26323 Kean St	0.73mi	3/1.0	1,080 (+11%)	1mo	$130,000	$120	47
24304 Carlysle St	0.73mi	2/1.0 (-1)	895 (-8%)	2mo	$137,000	$153	46
24420 Calvin St	0.60mi	2/1.0 (-1)	860 (-12%)	4mo	$135,000	$157	44
24440 New York St	0.58mi	4/1.0 (+1)	1,104 (+14%)	3mo	$209,900	$190	43

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,713
• Equity at exit: $18,638

10-year hold

• IRR: 10.7%
• Equity multiple: 1.80×
• Total profit: $27,886
• Equity at exit: $10,808

Cash invested: $35,000 (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 48125

• Rents YoY: 2.0%
• Active inventory: 139
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $384

Break-even live

Break-even rent $1,046

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $455	-5% $419	+0% $384	+5% $348	+10% $313
Rent	-10% $263	-5% $323	+0% $384	+5% $444	+10% $505
Rate	-1.0pp $447	-0.5pp $416	base $384	+0.5pp $351	+1.0pp $319

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	0.20mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	0.34mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	45d	1	0.40mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	45d	1	0.45mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	45d	1	0.47mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	0d	1	0.62mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	3d	1	0.73mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	0.76mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	0.78mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	0.78mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	0.78mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	0.79mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	0.80mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	0.81mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	16d	1	0.82mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	45d	1	0.85mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	1.04mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	16d	1	1.20mi
2825 Queen St Dearborn, MI	2.0	1.0	1000	$1,299	$1.30	45d	1	1.31mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	20	1.33mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	1.39mi

Listing history 9 events

1. 2026-06-21
   days on market $125,000 Active 11 DOM
2. 2026-06-18
   days on market $125,000 Active 8 DOM
3. 2026-06-17
   days on market $125,000 Active 7 DOM
4. 2026-06-16
   days on market $125,000 Active 6 DOM
5. 2026-06-15
   days on market $125,000 Active 5 DOM
6. 2026-06-13
   days on market $125,000 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $125,000 Active 2 DOM
8. 2026-06-10
   remarks 695-char remark
9. 2026-06-10
   listed $125,000 Active 1 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: $1,425 · $119/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$250/yr (+$21/mo · 17.5%)

ⓘ 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 · 14 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: $18,383
• − Mortgage interest: −$7,002
• − Property taxes: −$1,425
• − Insurance: −$625
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,636
• Taxable income: $2,754
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,946/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: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 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): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+357.9% since first listed

53 events — show timeline

• 2026-06-09 Listed $125,000 MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2026-02-03 Listed $129,900 REALCOMP
• 2026-02-03 Listed $129,900 MiRealSource-MiMLS
• 2025-11-19 Listed $135,000 MiRealSource-MiMLS
• 2025-11-19 Listed $135,000 REALCOMP
• 2023-04-05 Listing Removed — MiRealSource-MiMLS
• 2023-04-05 Listing Removed — REALCOMP
• 2023-02-03 Listed $100,000 MiRealSource-MiMLS
• 2023-02-03 Listed $100,000 REALCOMP
• 2022-05-04 Listing Removed — REALCOMP
• 2022-04-22 Pending — MiRealSource-MiMLS
• 2022-04-22 Pending — REALCOMP
• 2022-04-22 Listing Removed — MiRealSource-MiMLS
• 2022-04-20 Listed $95,000 MiRealSource-MiMLS
• 2022-04-20 Listed $95,000 REALCOMP
• 2022-04-19 Coming Soon — MiRealSource-MiMLS
• 2022-04-19 Coming Soon — REALCOMP
• 2020-10-17 Listing Removed — REALCOMP
• 2020-10-17 Listing Removed — MiRealSource-MiMLS
• 2020-10-06 Listed $69,900 MiRealSource-MiMLS
• 2020-10-06 Listed $69,900 REALCOMP
• 2018-10-02 Listing Removed — MiRealSource-MiMLS
• 2018-10-02 Listing Removed — REALCOMP
• 2018-07-12 Price Changed $64,900 MiRealSource-MiMLS
• 2018-07-11 Price Changed $64,900 REALCOMP
• 2018-06-02 Price Changed $69,900 MiRealSource-MiMLS
• 2018-06-01 Price Changed $69,900 REALCOMP
• 2018-06-01 Listed $699,000 MiRealSource-MiMLS
• 2018-06-01 Listed $699,000 REALCOMP
• 2016-06-17 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2016-06-17 Sold (MLS) $48,000 REALCOMP
• 2016-06-08 Pending — MiRealSource-MiMLS
• 2016-06-08 Pending — REALCOMP
• 2016-06-08 Relisted — MiRealSource-MiMLS
• 2016-06-07 Relisted — REALCOMP
• 2016-06-04 Pending — MiRealSource-MiMLS
• 2016-06-04 Pending — REALCOMP
• 2016-05-25 Price Changed $48,900 MiRealSource-MiMLS
• 2016-05-24 Price Changed $48,900 REALCOMP
• 2016-05-05 Listed $49,900 MiRealSource-MiMLS
• 2016-05-05 Listed $49,900 REALCOMP
• 2004-03-11 Sold (MLS) $36,000 REALCOMP
• 2003-12-30 Listed $43,900 REALCOMP
• 2003-12-23 Listing Removed — REALCOMP
• 2003-10-27 Listed $55,900 REALCOMP
• 2003-10-11 Listing Removed — REALCOMP
• 2003-07-11 Listed $74,900 REALCOMP
• 2002-09-19 Sold (Public Records) $51,100 Public Records
• 1996-11-25 Sold (Public Records) $27,300 Public Records
• 1996-06-21 Sold (Public Records) $27,300 Public Records

Property tax history

-5.3%/yr

Latest (2025): $1,425 · +3.6% YoY. Source: county tax records.