27081 Barrington St St · Madison Heights, MI 48071

$173,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 53 Days on market

Built 1958 $175/sqft · at area comps Est $178k · at est.

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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 +20.8/30.0
• ARV discount +8.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced!!! Here is your chance to purchase this charming ranch that is in the heart of Madison Heights for under $180,000. Home offers 3 bedrooms, 2 car garage and fenced in yard. This home offers solid bones and a open floor plan. With some tlc and a vision. This blank canvas is packed with endless opportunity to create equity through renovations. Close to major freeways, shopping and restaurants. Less than one mile from Royal Oak. Perfect for first time buyer, investor or anyone looking to create value. Schedule your showing today!

Key facts

• 2 garage spots
• Built 1958
• Listed 53 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; One story
• Construction: Brick, vinyl siding and wood siding exterior
• Exterior features: Lot dimensions approximately 483

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.7% in Madison 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 81/100 on livability (#62 in MI, #1,347 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D.
• Madison District Public Schools (suburban): math 9% / reading 21% proficiency, ranked #502 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Madison Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 337 students, 79% FRL); Wilkinson Middle School (math 8% / reading 17%, grade F, #466 of 493 statewide, top 95%, 189 students, 80% FRL); Madison High School (math 5% / reading 34%, grade F, #611 of 713 statewide, top 87%, 269 students, 78% FRL).
• Market conditions: Rents rising (+2.8%/yr); 141 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $173k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $178,462
• List price: $173,000
• Delta: -3.06%
• 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
27042 Brettonwoods St	0.10mi	3/1.0	1,011 (+2%)	0mo	$196,000	$194	91
27359 Brettonwoods St	0.17mi	3/1.0	1,004 (+2%)	0mo	$190,000	$189	89
318 Royal Park Ln	0.22mi	3/1.0	1,026 (+4%)	2mo	$161,000	$157	82
27377 Palmer Blvd	0.15mi	3/1.0	910 (-8%)	1mo	$189,900	$209	79
27709 Dartmouth St	0.29mi	3/1.0	905 (-8%)	2mo	$225,000	$249	71
27423 Groveland St	0.35mi	3/1.0	1,066 (+8%)	1mo	$200,000	$188	69
2304 E 4th St	0.48mi	3/1.0	1,042 (+6%)	1mo	$335,000	$321	68
27463 Delton St	0.47mi	3/1.0	1,056 (+7%)	0mo	$234,000	$222	67
27096 Hampden St	0.15mi	2/1.0 (-1)	840 (-15%)	1mo	$150,000	$179	62
525 Helene Ave	0.55mi	3/2.0	1,061 (+7%)	0mo	$360,000	$339	58
26536 Dartmouth St	0.30mi	2/1.0 (-1)	854 (-14%)	0mo	$138,900	$163	58
510 N Campbell Rd	0.73mi	3/1.0	1,110 (+12%)	1mo	$265,000	$239	45

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,239
• Equity at exit: $25,795

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,584
• Equity at exit: $14,958

Cash invested: $48,440 (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 48071

• Rents YoY: 2.8%
• Active inventory: 141
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$907
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $238

Break-even live

Break-even rent $1,462

Max offer price $173,000

Occupancy floor 82%

Sensitivity live

Price	-10% $335	-5% $286	+0% $238	+5% $189	+10% $140
Rent	-10% $98	-5% $168	+0% $238	+5% $307	+10% $377
Rate	-1.0pp $325	-0.5pp $282	base $238	+0.5pp $193	+1.0pp $147

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	13d	1	0.41mi
27700 N Stephenson Hwy Madison Heights, MI	1.0–2.0	1.0	747	$1,450	$1.94	1d	8	0.42mi
27392 Osmun St Madison Heights, MI	2.0	1.0	696	$1,250	$1.80	26d	1	0.50mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	45d	1	0.56mi
1820 Taylor Ave Royal Oak, MI	2.0	1.0	832	$1,700	$2.04	16d	1	0.63mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	26d	1	0.69mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	6d	1	0.69mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	26d	1	0.83mi
1132 N Campbell Rd Royal Oak, MI	2.0–3.0	1.0–1.5	1125	$2,085	$1.85	1d	8	0.85mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,618	$1.79	1d	1	0.94mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	1.20mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,677	$7.48	0d	1	1.21mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	26d	1	1.23mi
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	4d	1	1.29mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	12d	1	1.31mi
609 E Eleven Mile Rd Royal Oak, MI	1.0–2.0	1.0	925	$1,375	$1.49	26d	1	1.41mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	6d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $173,000 Active 53 DOM
2. 2026-06-18
   days on market $173,000 Active 50 DOM
3. 2026-06-17
   days on market $173,000 Active 49 DOM
4. 2026-06-16
   days on market $173,000 Active 48 DOM
5. 2026-06-15
   days on market $173,000 Active 47 DOM
6. 2026-06-13
   days on market $173,000 Active 45 DOM
7. 2026-06-13
   days on market $173,000 Active 44 DOM
8. 2026-06-10
   price $173,000 Active 41 DOM

   Show marketing remark (546 chars)

   Price reduced!!! Here is your chance to purchase this charming ranch that is in the heart of Madison Heights for under $180,000. Home offers 3 bedrooms, 2 car garage and fenced in yard. This home offers solid bones and a open floor plan. With some tlc and a vision. This blank canvas is packed with endless opportunity to create equity through renovations. Close to major freeways, shopping and restaurants. Less than one mile from Royal Oak. Perfect for first time buyer, investor or anyone looking to create value. Schedule your showing today!

9. 2026-06-09
   days on market $179,500 Active 41 DOM
10. 2026-06-08
    days on market $179,500 Active 40 DOM
11. 2026-06-07
    days on market $179,500 Active 39 DOM
12. 2026-06-04
    days on market $179,500 Active 36 DOM
13. 2026-06-03
    days on market $179,500 Active 35 DOM
14. 2026-06-02
    days on market $179,500 Active 34 DOM
15. 2026-06-01
    days on market $179,500 Active 33 DOM
16. 2026-05-31
    days on market $179,500 Active 32 DOM
17. 2026-04-29
    listed $187,500 Active 358-char remark

    Show marketing remark (546 chars)

    Price reduced!!! Here is your chance to purchase this charming ranch that is in the heart of Madison Heights for under $180,000. Home offers 3 bedrooms, 2 car garage and fenced in yard. This home offers solid bones and a open floor plan. With some tlc and a vision. This blank canvas is packed with endless opportunity to create equity through renovations. Close to major freeways, shopping and restaurants. Less than one mile from Royal Oak. Perfect for first time buyer, investor or anyone looking to create value. Schedule your showing today!

18. 2026-04-29
    listed $187,500 Active 358-char remark

    Show marketing remark (546 chars)

    Price reduced!!! Here is your chance to purchase this charming ranch that is in the heart of Madison Heights for under $180,000. Home offers 3 bedrooms, 2 car garage and fenced in yard. This home offers solid bones and a open floor plan. With some tlc and a vision. This blank canvas is packed with endless opportunity to create equity through renovations. Close to major freeways, shopping and restaurants. Less than one mile from Royal Oak. Perfect for first time buyer, investor or anyone looking to create value. Schedule your showing today!

19. 2026-04-28
    historical $187,500 358-char remark

    Show marketing remark (546 chars)

    Price reduced!!! Here is your chance to purchase this charming ranch that is in the heart of Madison Heights for under $180,000. Home offers 3 bedrooms, 2 car garage and fenced in yard. This home offers solid bones and a open floor plan. With some tlc and a vision. This blank canvas is packed with endless opportunity to create equity through renovations. Close to major freeways, shopping and restaurants. Less than one mile from Royal Oak. Perfect for first time buyer, investor or anyone looking to create value. Schedule your showing today!

20. 1993-09-27
    soldstatus $49,700

ⓘ 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: $2,109 · $176/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$278/yr (+$23/mo · 13.2%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,154
• − Mortgage interest: −$9,691
• − Property taxes: −$2,109
• − Insurance: −$865
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,033
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,833/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: Madison District Public Schools
• NCES district ID: 2622290
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $41,297
• Composite: 12.89/100
• National rank: #9586
• State rank: #502 of 540 in MI

Livability — Madison Heights

• Score: 81/100
• State rank: #62
• US rank: #1347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison Heights, MI
• County: Oakland County · 1,009,092 people
• City population: 28,419
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 28,419
• Household income: $69,503
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 786.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 7% Asian 7% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 3% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.69%
• Current HPI: 243.4861
• Rent YoY: ▲ 2.81%
• 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

+248.1% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $173,000 MiRealSource-MiMLS
• 2026-06-09 Price Changed $173,000 REALCOMP
• 2026-05-25 Price Changed $179,500 MiRealSource-MiMLS
• 2026-05-24 Price Changed $179,500 REALCOMP
• 2026-04-29 Listed $187,500 REALCOMP
• 2026-04-29 Listed $187,500 MiRealSource-MiMLS
• 2026-04-28 Coming Soon $187,500 MiRealSource-MiMLS
• 1993-09-27 Sold (Public Records) $49,700 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,109 · +2.8% YoY. Source: county tax records.