6785 Pelham Rd · Allen Park, MI 48101

$146,900

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 10 Days on market

Built 1942 4,356 sqft lot $161/sqft · 7% above area Est $160k · 8% under ↓ 17% since listing

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +11.2/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Livability +4.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6785 Pelham Rd, a charming 3-bedroom bungalow that offers the perfect opportunity for both first-time homebuyers and empty nesters to build equity in a highly desirable neighborhood. Boasting classic curb appeal with its clean vinyl siding, decorative shutters, and inviting front entrance, this home is ready for its next chapter. Inside, you'll find a versatile layout featuring a bright and spacious main living area and a formal dining room with beautiful hardwood floors - perfect for hosting dinner parties or quiet evenings at home. The functional kitchen offers ample cabinet space and a dedicated pantry area, while the full bathroom features updated fixtures and a neutral palette. The upper level offers a private primary bedroom retreat with unique architectural lines, and the basement provides a massive amount of additional living, storage or workshop space. Outside, the property includes a deep driveway for plenty of off-street parking and a manageable backyard space. Location is everything! Situated with easy access to major highways, local parks, and Allen Park's top-rated schools, this home puts you right where you want to be. Don't miss out on this Allen Park gem - schedule your private tour today!

Key facts

• 4,356 sq ft lot
• Built 1942
• Listed 10 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one‑half stories; Ground level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Patio; Fenced yard; Yard shed

Interior

• Kitchen: Free‑standing gas range; Free‑standing refrigerator; Dishwasher
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Baseboard and forced air heating; Natural gas heating
• Interior features: Ceiling fans; Full unfinished basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Cap rate 8.4% vs local median 4.5% in Allen Park — 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 89/100 on livability (#9 in MI, #128 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Allen Park Public Schools (suburban): math 24% / reading 46% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bennie Elementary School (math 22% / reading 27%, grade F, #980 of 1,397 statewide, top 74%, 506 students, 44% FRL); Allen Park Middle School (math 24% / reading 47%, grade F, #278 of 493 statewide, top 57%, 875 students, 44% FRL); Allen Park High School (math 25% / reading 55%, grade F, #299 of 713 statewide, top 42%, 1,152 students, 36% FRL).
• Market conditions: 82 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $122k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,900

Questions for the listing agent

1. Built in 1942 — 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (median comp): $160,023
• List price: $146,900
• Delta: -8.20%
• 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
6778 Buckingham Ave	0.09mi	3/1.0	900 (-1%)	1mo	$225,000	$250	93
6700 Jackson St	0.17mi	3/1.0	891 (-2%)	3mo	$99,000	$111	86
6730 Buckingham Ave	0.11mi	3/1.0	840 (-8%)	3mo	$141,000	$168	79
6354 Buckingham Ave	0.41mi	2/1.0 (-1)	910 (0%)	3mo	$106,000	$116	73
6789 Ziegler St	0.08mi	3/1.0	1,039 (+14%)	6mo	$165,000	$159	68
6671 Mayfair St	0.27mi	3/1.0	1,020 (+12%)	1mo	$162,500	$159	66
7855 Weddel St	0.47mi	3/1.5	850 (-7%)	1mo	$213,500	$251	64
20233 Pinecrest St	0.23mi	4/1.0 (+1)	1,015 (+12%)	3mo	$170,000	$167	62
7235 Mortenview Dr	0.63mi	3/1.0	946 (+4%)	4mo	$169,900	$180	61
6587 Cortland Ave	0.36mi	3/1.5	1,001 (+10%)	7mo	$185,000	$185	59
7713 Jackson St	0.36mi	3/1.0	1,023 (+12%)	5mo	$174,000	$170	58
6731 Harding St	0.56mi	3/1.0	1,001 (+10%)	5mo	$184,000	$184	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,737
• Equity at exit: $21,903

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $13,934
• Equity at exit: $12,701

Cash invested: $41,132 (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 48101

• Active inventory: 82
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$770
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $252

Break-even live

Break-even rent $1,223

Max offer price $146,900

Occupancy floor 79%

Sensitivity live

Price	-10% $336	-5% $294	+0% $252	+5% $211	+10% $169
Rent	-10% $130	-5% $191	+0% $252	+5% $313	+10% $374
Rate	-1.0pp $326	-0.5pp $290	base $252	+0.5pp $214	+1.0pp $176

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	12d	1	1.03mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	3d	1	1.03mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	3d	1	1.20mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	23d	1	1.23mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	4d	1	1.23mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.26mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	45d	1	1.28mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	19d	1	1.34mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	0d	1	1.42mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	6d	1	1.43mi
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	14d	1	1.49mi

Listing history 5 events

1. 2026-05-10
   status Pending 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to 6785 Pelham Rd, a charming 3-bedroom bungalow that offers the perfect opportunity for both first-time homebuyers and empty nesters to build equity in a highly desirable neighborhood. Boasting classic curb appeal with its clean vinyl siding, decorative shutters, and inviting front entrance, this home is ready for its next chapter. Inside, you'll find a versatile layout featuring a bright and spacious main living area and a formal dining room with beautiful hardwood floors - perfect for hosting dinner parties or quiet evenings at home. The functional kitchen offers ample cabinet space and a dedicated pantry area, while the full bathroom features updated fixtures and a neutral palette. The upper level offers a private primary bedroom retreat with unique architectural lines, and the basement provides a massive amount of additional living, storage or workshop space. Outside, the property includes a deep driveway for plenty of off-street parking and a manageable backyard space. Location is everything! Situated with easy access to major highways, local parks, and Allen Park's top-rated schools, this home puts you right where you want to be. Don't miss out on this Allen Park gem - schedule your private tour today!

2. 2026-05-10
   status Pending 1250-char remark

   Show marketing remark (1236 chars)

   Welcome to 6785 Pelham Rd, a charming 3-bedroom bungalow that offers the perfect opportunity for both first-time homebuyers and empty nesters to build equity in a highly desirable neighborhood. Boasting classic curb appeal with its clean vinyl siding, decorative shutters, and inviting front entrance, this home is ready for its next chapter. Inside, you'll find a versatile layout featuring a bright and spacious main living area and a formal dining room with beautiful hardwood floors - perfect for hosting dinner parties or quiet evenings at home. The functional kitchen offers ample cabinet space and a dedicated pantry area, while the full bathroom features updated fixtures and a neutral palette. The upper level offers a private primary bedroom retreat with unique architectural lines, and the basement provides a massive amount of additional living, storage or workshop space. Outside, the property includes a deep driveway for plenty of off-street parking and a manageable backyard space. Location is everything! Situated with easy access to major highways, local parks, and Allen Park's top-rated schools, this home puts you right where you want to be. Don't miss out on this Allen Park gem - schedule your private tour today!

3. 2026-05-08
   listed $146,900 Active 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to 6785 Pelham Rd, a charming 3-bedroom bungalow that offers the perfect opportunity for both first-time homebuyers and empty nesters to build equity in a highly desirable neighborhood. Boasting classic curb appeal with its clean vinyl siding, decorative shutters, and inviting front entrance, this home is ready for its next chapter. Inside, you'll find a versatile layout featuring a bright and spacious main living area and a formal dining room with beautiful hardwood floors - perfect for hosting dinner parties or quiet evenings at home. The functional kitchen offers ample cabinet space and a dedicated pantry area, while the full bathroom features updated fixtures and a neutral palette. The upper level offers a private primary bedroom retreat with unique architectural lines, and the basement provides a massive amount of additional living, storage or workshop space. Outside, the property includes a deep driveway for plenty of off-street parking and a manageable backyard space. Location is everything! Situated with easy access to major highways, local parks, and Allen Park's top-rated schools, this home puts you right where you want to be. Don't miss out on this Allen Park gem - schedule your private tour today!

4. 2026-05-08
   listed $146,900 Active 1250-char remark

   Show marketing remark (1236 chars)

   Welcome to 6785 Pelham Rd, a charming 3-bedroom bungalow that offers the perfect opportunity for both first-time homebuyers and empty nesters to build equity in a highly desirable neighborhood. Boasting classic curb appeal with its clean vinyl siding, decorative shutters, and inviting front entrance, this home is ready for its next chapter. Inside, you'll find a versatile layout featuring a bright and spacious main living area and a formal dining room with beautiful hardwood floors - perfect for hosting dinner parties or quiet evenings at home. The functional kitchen offers ample cabinet space and a dedicated pantry area, while the full bathroom features updated fixtures and a neutral palette. The upper level offers a private primary bedroom retreat with unique architectural lines, and the basement provides a massive amount of additional living, storage or workshop space. Outside, the property includes a deep driveway for plenty of off-street parking and a manageable backyard space. Location is everything! Situated with easy access to major highways, local parks, and Allen Park's top-rated schools, this home puts you right where you want to be. Don't miss out on this Allen Park gem - schedule your private tour today!

5. 2026-05-04
   historical $146,900 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to 6785 Pelham Rd, a charming 3-bedroom bungalow that offers the perfect opportunity for both first-time homebuyers and empty nesters to build equity in a highly desirable neighborhood. Boasting classic curb appeal with its clean vinyl siding, decorative shutters, and inviting front entrance, this home is ready for its next chapter. Inside, you'll find a versatile layout featuring a bright and spacious main living area and a formal dining room with beautiful hardwood floors - perfect for hosting dinner parties or quiet evenings at home. The functional kitchen offers ample cabinet space and a dedicated pantry area, while the full bathroom features updated fixtures and a neutral palette. The upper level offers a private primary bedroom retreat with unique architectural lines, and the basement provides a massive amount of additional living, storage or workshop space. Outside, the property includes a deep driveway for plenty of off-street parking and a manageable backyard space. Location is everything! Situated with easy access to major highways, local parks, and Allen Park's top-rated schools, this home puts you right where you want to be. Don't miss out on this Allen Park gem - schedule your private tour today!

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$322/yr (+$27/mo · 19.9%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,514
• − Mortgage interest: −$8,229
• − Property taxes: −$1,618
• − Insurance: −$734
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,273
• Taxable income: $696
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,861/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: Allen Park Public Schools
• NCES district ID: 2602520
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $64,196
• Composite: 31.62/100
• National rank: #5941
• State rank: #254 of 540 in MI

Livability — Allen Park

• Score: 89/100
• State rank: #9
• US rank: #128

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen Park, MI
• County: Wayne County · 1,562,939 people
• City population: 27,925
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,925
• Household income: $81,655
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 142.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -170.93%
• Current HPI: 215.3923
• Rent YoY: —
• 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

-17.0% since first listed

11 events — show timeline

• 2026-06-05 Sold (MLS) $122,000 MiRealSource-MiMLS
• 2026-06-05 Sold (MLS) $122,000 REALCOMP
• 2026-05-28 Pending — MiRealSource-MiMLS
• 2026-05-28 Pending — REALCOMP
• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-20 Relisted — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-08 Listed $146,900 MiRealSource-MiMLS
• 2026-05-08 Listed $146,900 REALCOMP
• 2026-05-04 Coming Soon $146,900 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $1,618 · +2.7% YoY. Source: county tax records.