326 Eason Ave · Highland Park, MI 48203

$105,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 3 Days on market

Built 1915 3,049 sqft lot Est $70k · 49% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated 3-bedroom, 1-bath home offering classic character, recent improvements, and immediate move-in potential. Recent exterior updates include soffit and fascia repairs, tuckpointing, chimney flashing and cap replacement, siding repairs, porch improvements, and select replacement windows. These updates provide added peace of mind and strong value for the next owner, as many major exterior repairs are already completed. Inside, you'll find fresh paint throughout, all new blinds, luxury vinyl plank flooring in the kitchen and bathroom, and an updated tub surround. The spacious living room features beautiful original hardwood floors and abundant natural light, while the kitchen offers updated finishes and ample cabinet space. Three generously sized bedrooms and a refreshed full bath complete the home's functional layout. Whether you're a first-time buyer looking for an affordable place to call home or an investor seeking a turnkey rental opportunity.

Key facts

• Tuckpointing
• Chimney flashing
• Siding repairs

Tags

• EXTERIOR UPDATES
• SOFFIT AND FASCIA REPAIRS
• TUCKPOINTING
• CHIMNEY FLASHING
• CAP REPLACEMENT
• SIDING REPAIRS

Property features AI

Exterior

• Utilities: Public water; Natural gas water heater
• Home design: Single-family residence; Residential property; Other architectural style
• Construction: Built in 1915; Asphalt roof; Other construction materials
• Exterior features: Paved road access; Lot size about 0.07 acres

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Replacement windows; Fireplace; Seven total rooms
• Laundry & utility: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.8% vs local median 14.2% in Highland Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 216 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 43% of the median local income ($38k/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 $726 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y 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 $37k; list at $105k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1915 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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. 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: 1.32% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $70,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Moss St	0.20mi	3/1.0	1,300 (+4%)	3mo	$172,500	$133	83
326 Eason St	0.00mi	3/1.0	1,256 (0%)	23mo	$37,000	$29	81
16570 Inverness St	0.42mi	4/2.0 (+1)	1,300 (+4%)	3mo	$120,000	$92	63
361 Pilgrim St	0.22mi	2/1.0 (-1)	1,368 (+9%)	10mo	$8,000	$6	62
220 Moss St	0.22mi	3/1.5	1,379 (+10%)	12mo	$186,000	$135	62
50 Eason St	0.52mi	3/1.5	1,162 (-8%)	1mo	$47,500	$41	60
16177 Inverness St	0.42mi	3/1.0	1,404 (+12%)	4mo	$70,000	$50	58
165 Geneva St	0.33mi	3/2.0	1,283 (+2%)	24mo	$109,900	$86	57
15877 Baylis St	0.51mi	3/1.0	1,400 (+12%)	5mo	$71,000	$51	53
16157 Linwood St	0.68mi	3/1.0	1,346 (+7%)	16mo	$76,000	$56	43
15512 Log Cabin St	0.52mi	3/1.5	1,122 (-11%)	19mo	$17,000	$15	40
16177 Linwood St	0.68mi	3/1.0	1,439 (+15%)	23mo	$149,000	$104	25

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $8,230
• Equity at exit: $15,656

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $39,683
• Equity at exit: $9,078

Cash invested: $29,400 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$551
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $396

Break-even live

Break-even rent $884

Max offer price $105,000

Occupancy floor 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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	0.02mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	17d	1	0.55mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	44d	1	0.61mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	18d	1	0.61mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	44d	1	0.68mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	0.68mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	44d	1	0.68mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	44d	1	0.69mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	0.70mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	0.70mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	44d	1	0.70mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.75mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	2d	1	0.75mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	17d	1	0.81mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	0.82mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.03mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	44d	1	1.03mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	1.03mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	1.03mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.05mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	44d	1	1.20mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.24mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.25mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.36mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	44d	1	1.37mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	1.42mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	1.42mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.44mi

Listing history 4 events

1. 2026-06-18
   days on market $105,000 Active 3 DOM
2. 2026-06-17
   days on market $105,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (979 chars)

   Welcome to this updated 3-bedroom, 1-bath home offering classic character, recent improvements, and immediate move-in potential. Recent exterior updates include soffit and fascia repairs, tuckpointing, chimney flashing and cap replacement, siding repairs, porch improvements, and select replacement windows. These updates provide added peace of mind and strong value for the next owner, as many major exterior repairs are already completed. Inside, you'll find fresh paint throughout, all new blinds, luxury vinyl plank flooring in the kitchen and bathroom, and an updated tub surround. The spacious living room features beautiful original hardwood floors and abundant natural light, while the kitchen offers updated finishes and ample cabinet space. Three generously sized bedrooms and a refreshed full bath complete the home's functional layout. Whether you're a first-time buyer looking for an affordable place to call home or an investor seeking a turnkey rental opportunity.

4. 2026-06-15
   listed $105,000 Active 1 DOM

   Show marketing remark (979 chars)

   Welcome to this updated 3-bedroom, 1-bath home offering classic character, recent improvements, and immediate move-in potential. Recent exterior updates include soffit and fascia repairs, tuckpointing, chimney flashing and cap replacement, siding repairs, porch improvements, and select replacement windows. These updates provide added peace of mind and strong value for the next owner, as many major exterior repairs are already completed. Inside, you'll find fresh paint throughout, all new blinds, luxury vinyl plank flooring in the kitchen and bathroom, and an updated tub surround. The spacious living room features beautiful original hardwood floors and abundant natural light, while the kitchen offers updated finishes and ample cabinet space. Three generously sized bedrooms and a refreshed full bath complete the home's functional layout. Whether you're a first-time buyer looking for an affordable place to call home or an investor seeking a turnkey rental opportunity.

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$187/yr (+$16/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,623
• − Mortgage interest: −$5,882
• − Property taxes: −$1,244
• − Insurance: −$525
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,055
• Taxable income: $3,258
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,974/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+2592.3% since first listed

19 events — show timeline

• 2026-06-15 Listed $105,000 REALCOMP
• 2026-06-15 Listed $105,000 SW Michigan MLS
• 2026-06-15 Listed $105,000 MiRealSource-MiMLS
• 2026-05-14 Listed for Rent $1,300 APPFOLIO
• 2025-02-08 Rental Removed $1,250 APPFOLIO
• 2024-10-17 Price Changed $1,250 APPFOLIO
• 2024-09-05 Listed for Rent $1,300 APPFOLIO
• 2024-08-01 Sold (MLS) $37,000 MiRealSource-MiMLS
• 2024-08-01 Sold (MLS) $37,000 REALCOMP
• 2024-07-08 Pending — REALCOMP
• 2024-07-08 Pending — MiRealSource-MiMLS
• 2024-06-13 Listed $39,900 MiRealSource-MiMLS
• 2024-06-13 Listed $39,900 REALCOMP
• 2008-03-21 Sold (MLS) $6,500 REALCOMP
• 2008-02-26 Listed $9,000 REALCOMP
• 2007-07-12 Listing Removed — MiRealSource-MiMLS
• 2007-07-12 Listing Removed — REALCOMP
• 2007-02-07 Listed $3,900 REALCOMP
• 2007-02-02 Listed $3,900 MiRealSource-MiMLS

Property tax history

+1.0%/yr

Latest (2025): $1,244 · -21.7% YoY. Source: county tax records.