8656 Nightingale St · Dearborn Heights, MI 48127

$159,900

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 2 Days on market

Built 1936 5,227 sqft lot Est $144k · 11% over

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Why this score? — see what drove the F 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 +11.0/30.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• ARV discount +2.7/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Brick Ranch in North Dearborn Heights (48187) Nestled in the highly regarded Crestwood School District, this adorable single-story brick home is perfect for couples downsizing, first-time Home owners, or anyone seeking a comfortable, no-stairs living space.

Key facts

• 5,227 sq ft lot
• Built 1936
• Listed 2 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Brick construction
• Construction: Brick exterior
• Exterior features: Paved road access; Lot dimensions approximately 40 x 135 (0.12 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-68 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $148k (7.5% below list) — sets the bar for cash-flow.

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+.
• Crestwood School District (suburban): math 32% / reading 43% proficiency, ranked #242 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 143 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% of the median local income ($61k/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.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 17y 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 $128k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,970 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $144,375
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25115 Joy Rd	0.05mi	2/1.0	870 (-1%)	2mo	$80,000	$92	95
8656 Nightingale Ave. St	0.00mi	2/1.0	900 (+3%)	6mo	$128,000	$142	90
25051 Joy Rd	0.08mi	2/1.0	840 (-4%)	21mo	$145,000	$173	72
8627 Robindale Ave	0.05mi	3/1.0 (+1)	980 (+12%)	5mo	$169,000	$172	69
24428 W Chicago	0.69mi	2/1.0	912 (+4%)	4mo	$95,000	$104	58
8915 Wormer Ave	0.48mi	3/1.0 (+1)	981 (+12%)	0mo	$183,500	$187	52
8280 Fenton St	0.47mi	3/1.0 (+1)	954 (+9%)	16mo	$140,000	$147	45
7863 Robindale Ave	0.55mi	2/1.0	816 (-7%)	23mo	$185,000	$227	44
9175 Salem	0.41mi	3/1.0 (+1)	997 (+14%)	16mo	$175,000	$176	40
24608 W Chicago	0.63mi	2/2.0	1,000 (+14%)	13mo	$139,750	$140	32
8251 Woodbine St	0.62mi	3/1.0 (+1)	1,000 (+14%)	14mo	$165,000	$165	31

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 · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-34,123
• Equity at exit: $23,842

10-year hold

• IRR: -28.1%
• Equity multiple: -0.13×
• Total profit: $-50,462
• Equity at exit: $13,825

Cash invested: $44,772 (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 48127

• Rents YoY: 0.4%
• Active inventory: 143
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$839
• Tax from tax record: −$430 /mo · $5,163/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-68

Break-even live

Break-even rent $1,690

Max offer price $147,970

Occupancy floor 99%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	0.16mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	0.53mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.00mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.00mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.00mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	17d	1	1.11mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	1.15mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	43d	2	1.23mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.33mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.34mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	2d	1	1.38mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.40mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	4d	1	1.40mi

Listing history 3 events

1. 2026-06-18
   days on market $159,900 Active 2 DOM
2. 2026-06-17
   remarks 276-char remark
3. 2026-06-17
   listed $159,900 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: $5,163 · $430/mo
• Projected year-2 tax: $5,163 · $430/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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,258
• − Mortgage interest: −$8,957
• − Property taxes: −$5,163
• − Insurance: −$800
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,652
• Taxable loss: −$3,394
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $4/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: Crestwood School District
• NCES district ID: 2600016
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $47,101
• Composite: 32.1/100
• National rank: #5806
• State rank: #242 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): 39,646
• Household income: $60,742
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1196.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Arab 8% Romanian 7% Lithuanian 2%
• Foreign-born: 31% · Canada
• Languages at home: 46% English-only · Arabic 45% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -319.04%
• Current HPI: 225.9407
• Rent YoY: ▲ 0.41%
• 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

+542.2% since first listed

40 events — show timeline

• 2026-06-16 Listed $159,900 REALCOMP
• 2026-06-16 Listed $159,900 MiRealSource-MiMLS
• 2026-01-15 Listed for Rent $1,500 REALSOURCE
• 2026-01-06 Sold (Public Records) $128,000 Public Records
• 2025-12-18 Sold (MLS) $128,000 MiRealSource-MiMLS
• 2025-12-18 Sold (MLS) $128,000 REALCOMP
• 2025-12-14 Pending — MiRealSource-MiMLS
• 2025-12-14 Pending — REALCOMP
• 2025-11-12 Listed $139,000 REALCOMP
• 2025-11-12 Listed $139,000 MiRealSource-MiMLS
• 2025-11-11 Listing Removed — MiRealSource-MiMLS
• 2025-11-11 Listing Removed — REALCOMP
• 2025-10-31 Price Changed $139,000 MiRealSource-MiMLS
• 2025-10-31 Price Changed $139,000 REALCOMP
• 2025-10-16 Listed $139,900 MiRealSource-MiMLS
• 2025-10-16 Listed $139,900 REALCOMP
• 2025-10-15 Coming Soon — MiRealSource-MiMLS
• 2024-04-01 Sold (Public Records) $118,000 Public Records
• 2024-03-22 Sold (MLS) $118,000 MiRealSource-MiMLS
• 2024-03-22 Sold (MLS) $118,000 REALCOMP
• 2024-02-28 Pending — MiRealSource-MiMLS
• 2024-02-28 Pending — REALCOMP
• 2024-01-05 Listed $119,900 MiRealSource-MiMLS
• 2024-01-05 Listed $119,900 REALCOMP
• 2019-11-04 Listing Removed — REALCOMP
• 2019-11-04 Listing Removed — MiRealSource-MiMLS
• 2019-09-13 Price Changed $79,000 MiRealSource-MiMLS
• 2019-09-13 Price Changed $79,000 REALCOMP
• 2019-08-13 Listed $88,000 MiRealSource-MiMLS
• 2019-08-13 Listed $88,000 REALCOMP
• 2018-07-16 Listing Removed — REALCOMP
• 2018-07-16 Listing Removed — MiRealSource-MiMLS
• 2018-06-28 Listed $70,000 MiRealSource-MiMLS
• 2018-06-28 Listed $70,000 REALCOMP
• 2016-03-04 Listing Removed — REALCOMP
• 2016-03-04 Listing Removed — MiRealSource-MiMLS
• 2016-02-17 Listed $49,999 REALCOMP
• 2016-02-17 Listed $49,999 MiRealSource-MiMLS
• 2010-02-01 Listing Removed — REALCOMP
• 2009-11-01 Listed $24,900 REALCOMP

Property tax history

+13.6%/yr

Latest (2025): $5,163 · +103.3% YoY. Source: county tax records.