4401 Hipp St · Dearborn Heights, MI 48125

$85,000

3 bd · 1.5 ba · 1,012 sqft · SingleFamily public records · 23 Days on market

Built 1939 6,534 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity Built in equity

Key facts

• 6,534 sq ft lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% 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+.
• Dearborn Heights School District #7 (suburban): math 13% / reading 26% proficiency, ranked #466 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% 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 $588 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 + 2.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.97% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.82%
• DSCR: 2.59
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4401 Hipp St	0.00mi	3/1.5	1,011 (-0%)	2mo	$90,000	$89	98
4012 Weddell St	0.21mi	3/1.0	1,007 (-0%)	1mo	$220,000	$218	86
4408 Gertrude St	0.29mi	3/1.0	1,000 (-1%)	1mo	$155,000	$155	81
4663 Mayfair St	0.22mi	3/1.0	1,074 (+6%)	1mo	$180,000	$168	77
4932 Pelham St	0.44mi	3/1.0	1,000 (-1%)	0mo	$170,000	$170	75
4845 Dudley St	0.55mi	3/1.0	1,020 (+1%)	1mo	$147,000	$144	70
4993 Clippert St	0.49mi	3/1.0	988 (-2%)	2mo	$159,000	$161	70
20728 Carlysle St	0.41mi	3/1.0	1,087 (+7%)	2mo	$185,000	$170	64
4205 Katherine St	0.57mi	3/1.5	1,080 (+7%)	1mo	$205,000	$190	62
3837 Katherine St	0.63mi	3/1.5	962 (-5%)	2mo	$208,000	$216	60
21919 Powers Ave	0.71mi	3/1.0	988 (-2%)	2mo	$105,000	$106	60
5636 Hipp St	0.53mi	3/1.0	894 (-12%)	1mo	$121,300	$136	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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $2,994
• Equity at exit: $12,674

10-year hold

• IRR: 11.7%
• Equity multiple: 1.87×
• Total profit: $20,607
• Equity at exit: $7,349

Cash invested: $23,800 (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: 137
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$446
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $284

Break-even live

Break-even rent $1,317

Max offer price $85,000

Occupancy floor 78%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	2d	1	0.27mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	22d	1	0.31mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	44d	1	0.34mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	0.36mi
20728 Carlysle St Dearborn, MI	3.0	1.0	1087	$1,850	$1.70	2d	1	0.40mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	0.43mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	2d	1	0.43mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	0.57mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	11d	1	0.76mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	2d	1	0.76mi
3620 Monroe St Dearborn, MI	3.0	2.0	1100	$1,800	$1.64	10d	1	0.79mi
4565 Fleming St Dearborn Heights, MI	3.0	1.0	1200	$1,600	$1.33	10d	1	0.85mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	2d	1	0.86mi
2631 Woodside St Dearborn, MI	3.0	1.0	894	$1,650	$1.85	2d	1	0.86mi
21337 Audette St Dearborn, MI	3.0	1.0	964	$1,850	$1.92	44d	1	0.97mi
3901 Academy St Dearborn Heights, MI	4.0	2.0	1400	$2,100	$1.50	2d	1	1.34mi
2825 Queen St Dearborn, MI	2.0	1.0	1000	$1,299	$1.30	44d	1	1.50mi

Listing history 11 events

1. 2026-04-02
   status Pending 38-char remark

   Show marketing remark (38 chars)

   Investment opportunity Built in equity

2. 2026-04-02
   status Pending

   Show marketing remark (38 chars)

   Investment opportunity Built in equity

3. 2026-03-10
   listed $85,000 Active

   Show marketing remark (38 chars)

   Investment opportunity Built in equity

4. 2026-03-10
   listed $85,000 Active 38-char remark

   Show marketing remark (38 chars)

   Investment opportunity Built in equity

5. 2008-11-17
   soldstatus $55,000
6. 2008-10-07
   soldstatus $55,000 246-char remark

   Show marketing remark (246 chars)

   SELLER WILL GIVE BUYER $4,000 FOR CLOSING COSTS & PREPAIDS. PRICED TO SELL. FURNACE & CENTRAL AIR NEW IN 2003. 22X24 GARAGE IN 1996. DECK OFF 2ND FLOOR BEDROOM. 16X12 YARD DECK. PRIVACY FENCE. APPLIANCES TO REMAIN. SOME VINYL WINDOWS.

7. 2008-01-23
   listed $56,500 246-char remark

   Show marketing remark (246 chars)

   SELLER WILL GIVE BUYER $4,000 FOR CLOSING COSTS & PREPAIDS. PRICED TO SELL. FURNACE & CENTRAL AIR NEW IN 2003. 22X24 GARAGE IN 1996. DECK OFF 2ND FLOOR BEDROOM. 16X12 YARD DECK. PRIVACY FENCE. APPLIANCES TO REMAIN. SOME VINYL WINDOWS.

8. 1994-12-01
   soldstatus $46,000
9. 1994-11-28
   soldstatus $46,000
10. 1994-11-01
    listed $49,900
11. 1994-02-08
    soldstatus $42,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 64% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,119
• − Mortgage interest: −$4,761
• − Property taxes: −$1,594
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$2,473
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $2,801/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: Dearborn Heights School District #7
• NCES district ID: 2611610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,468
• Composite: 17.21/100
• National rank: #9101
• State rank: #466 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

+102.4% since first listed

11 events — show timeline

• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-03-10 Listed $85,000 REALCOMP
• 2026-03-10 Listed $85,000 MiRealSource-MiMLS
• 2008-11-17 Sold (Public Records) $55,000 Public Records
• 2008-10-07 Sold (MLS) $55,000 REALCOMP
• 2008-01-23 Listed $56,500 REALCOMP
• 1994-12-01 Sold (Public Records) $46,000 Public Records
• 1994-11-28 Sold (MLS) $46,000 MiRealSource-MiMLS
• 1994-11-01 Listed $49,900 MiRealSource-MiMLS
• 1994-02-08 Sold (Public Records) $42,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,594 · -26.9% YoY. Source: county tax records.