7427 Drexel St · Dearborn Heights, MI 48127

$174,900

2 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 44 Days on market

Built 1950 5,663 sqft lot $130/sqft · 10% below area Est $194k · 10% under

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Why this score? — see what drove the D 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).

• ARV discount +11.9/15.0
• Cash flow +10.9/30.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHARP & VERY CONTEMPORARY RANCH LOCATED NEAR HILLCREST ELEMENTARY! THIS BEAUTIFUL HOME SHOWS LIKE A DREAM WITH RELAXING NEUTRAL TONES THROUGHOUT AND A FANTASTIC, WELL-DESIGNED FLOOR PLAN. FEATURING GENEROUS ROOM SIZES AND JUST UNDER 1,400 SQ FT, THIS HOME OFFERS THE PERFECT BALANCE OF COMFORT AND STYLE. ENJOY A SPACIOUS FAMILY ROOM IDEAL FOR ENTERTAINING, ALONG WITH A BEAUTIFULLY UPDATED KITCHEN THAT FLOWS SEAMLESSLY THROUGHOUT THE HOME.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Entry at ground level
• Construction: Aluminum siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (40 x 137)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Five total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-76 ($-915/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (6.0% below list).
• Recommended offer: $161k (7.7% 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; 15 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

• It's been on market 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 25y 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 $65k; list at $175k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,436 (7.7% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 8.9

CMA / ARV

• ARV (median comp): $194,050
• List price: $174,900
• Delta: -9.87%
• 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
7260 Fenton St	0.15mi	3/1.0 (+1)	1,200 (-11%)	3mo	$241,000	$201	68
7288 Kingsbury St	0.24mi	3/2.0 (+1)	1,297 (-3%)	8mo	$300,000	$231	68
23382 Ann Arbor Trl	0.54mi	3/1.0 (+1)	1,359 (+1%)	1mo	$105,000	$77	67
24800 Ann Arbor Trl	0.57mi	3/1.0 (+1)	1,371 (+2%)	2mo	$233,000	$170	63
7276 Colonial	0.30mi	3/2.0 (+1)	1,215 (-10%)	2mo	$215,000	$177	59
6881 N Vernon St	0.35mi	3/1.5 (+1)	1,518 (+13%)	3mo	$217,000	$143	52
7517 W Parkway St	0.62mi	3/2.0 (+1)	1,248 (-7%)	4mo	$120,000	$96	47
8368 Colonial St	0.68mi	3/1.5 (+1)	1,324 (-1%)	16mo	$285,000	$215	45
7686 W Parkway St	0.69mi	3/1.0 (+1)	1,191 (-11%)	3mo	$115,000	$97	42
8156 Grayfield St	0.71mi	2/1.0	1,172 (-13%)	11mo	$197,000	$168	36
7881 Nightingale St	0.61mi	3/2.0 (+1)	1,170 (-13%)	13mo	$168,000	$144	30
8027 Hazelton St	0.65mi	3/1.5 (+1)	1,526 (+14%)	12mo	$215,000	$141	30

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-37,244
• Equity at exit: $26,078

10-year hold

• IRR: -26.9%
• Equity multiple: -0.11×
• Total profit: $-54,435
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$917
• Tax from tax record: −$385 /mo · $4,616/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-76

Break-even live

Break-even rent $1,740

Max offer price $161,436

Occupancy floor 100%

Sensitivity live

Price	-10% $23	-5% $-27	+0% $-76	+5% $-126	+10% $-175
Rent	-10% $-206	-5% $-141	+0% $-76	+5% $-11	+10% $54
Rate	-1.0pp $12	-0.5pp $-32	base $-76	+0.5pp $-122	+1.0pp $-168

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	44d	1	0.03mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	0.03mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	18d	1	0.03mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	44d	1	0.27mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	44d	2	0.28mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	0.60mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	18d	1	0.60mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	22d	1	0.73mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	0.78mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	0.83mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	13d	1	0.85mi
25615 Tireman St Dearborn Heights, MI	3.0	1.5	1855	$1,900	$1.02	44d	1	0.88mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	2d	1	1.41mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	2d	1	1.49mi
6810 Rosemary St Dearborn Heights, MI	3.0	1.5	1700	$2,000	$1.18	2d	1	1.49mi

Listing history 45 events

1. 2026-06-18
   days on market $174,900 Active 44 DOM
2. 2026-06-17
   days on market $174,900 Active 43 DOM
3. 2026-06-16
   days on market $174,900 Active 42 DOM
4. 2026-06-15
   days on market $174,900 Active 41 DOM
5. 2026-06-13
   days on market $174,900 Active 39 DOM
6. 2026-06-13
   days on market $174,900 Active 38 DOM
7. 2026-06-09
   days on market $174,900 Active 35 DOM
8. 2026-06-08
   days on market $174,900 Active 34 DOM
9. 2026-06-07
   days on market $174,900 Active 33 DOM
10. 2026-06-04
    days on market $174,900 Active 30 DOM
11. 2026-06-03
    days on market $174,900 Active 29 DOM
12. 2026-06-02
    days on market $174,900 Active 28 DOM
13. 2026-06-01
    days on market $174,900 Active 27 DOM
14. 2026-05-31
    days on market $174,900 Active 26 DOM
15. 2026-05-05
    listed $174,900 Active 447-char remark

    Show marketing remark (447 chars)

    SHARP & VERY CONTEMPORARY RANCH LOCATED NEAR HILLCREST ELEMENTARY! THIS BEAUTIFUL HOME SHOWS LIKE A DREAM WITH RELAXING NEUTRAL TONES THROUGHOUT AND A FANTASTIC, WELL-DESIGNED FLOOR PLAN. FEATURING GENEROUS ROOM SIZES AND JUST UNDER 1,400 SQ FT, THIS HOME OFFERS THE PERFECT BALANCE OF COMFORT AND STYLE. ENJOY A SPACIOUS FAMILY ROOM IDEAL FOR ENTERTAINING, ALONG WITH A BEAUTIFULLY UPDATED KITCHEN THAT FLOWS SEAMLESSLY THROUGHOUT THE HOME.

16. 2026-05-05
    listed $174,900 Active 447-char remark

    Show marketing remark (447 chars)

    SHARP & VERY CONTEMPORARY RANCH LOCATED NEAR HILLCREST ELEMENTARY! THIS BEAUTIFUL HOME SHOWS LIKE A DREAM WITH RELAXING NEUTRAL TONES THROUGHOUT AND A FANTASTIC, WELL-DESIGNED FLOOR PLAN. FEATURING GENEROUS ROOM SIZES AND JUST UNDER 1,400 SQ FT, THIS HOME OFFERS THE PERFECT BALANCE OF COMFORT AND STYLE. ENJOY A SPACIOUS FAMILY ROOM IDEAL FOR ENTERTAINING, ALONG WITH A BEAUTIFULLY UPDATED KITCHEN THAT FLOWS SEAMLESSLY THROUGHOUT THE HOME.

17. 2026-03-24
    historical $1,400
18. 2025-12-30
    price $1,400
19. 2025-11-13
    listed $1,500
20. 2020-08-26
    soldstatus $65,000
21. 2010-11-10
    soldstatus $27,151

    Show marketing remark (325 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, & Avail see Website in Agent Remarks * . Insured. Bids due by 10-3-10 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

22. 2010-10-14
    historical
23. 2010-10-14
    historical
24. 2010-09-24
    listed $25,000

    Show marketing remark (325 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, & Avail see Website in Agent Remarks * . Insured. Bids due by 10-3-10 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

25. 2010-07-27
    listed $30,000
26. 2010-07-27
    listed $30,000
27. 2010-05-31
    historical
28. 2009-10-27
    listed $39,900
29. 2002-05-28
    soldstatus $124,000
30. 2002-03-04
    soldstatus $124,000
31. 2002-03-04
    soldstatus $124,000
32. 2002-01-19
    historical
33. 2001-11-11
    listed $124,900
34. 2001-11-11
    listed $124,900
35. 2001-10-20
    historical
36. 2001-10-11
    listed $126,000
37. 2001-10-10
    historical
38. 2001-10-02
    historical
39. 2001-10-01
    listed $126,700
40. 2001-09-18
    listed $126,700
41. 2001-09-17
    historical
42. 2001-07-19
    listed $128,900
43. 2001-05-23
    historical
44. 2001-02-23
    listed $124,900
45. 1993-07-28
    soldstatus $66,500

ⓘ 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: $4,616 · $385/mo
• Projected year-2 tax: $4,616 · $385/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,725
• − Mortgage interest: −$9,797
• − Property taxes: −$4,616
• − Insurance: −$874
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$5,088
• Taxable loss: −$3,807
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $-1/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

+163.0% since first listed

31 events — show timeline

• 2026-05-05 Listed $174,900 REALCOMP
• 2026-05-05 Listed $174,900 MiRealSource-MiMLS
• 2026-03-24 Rental Removed $1,400 REALSOURCE
• 2025-12-30 Price Changed $1,400 REALSOURCE
• 2025-11-13 Listed for Rent $1,500 REALSOURCE
• 2020-08-26 Sold (Public Records) $65,000 Public Records
• 2010-11-10 Sold (MLS) $27,151 REALCOMP
• 2010-10-14 Listing Removed — MiRealSource-MiMLS
• 2010-10-14 Listing Removed — REALCOMP
• 2010-09-24 Listed $25,000 REALCOMP
• 2010-07-27 Listed $30,000 MiRealSource-MiMLS
• 2010-07-27 Listed $30,000 REALCOMP
• 2010-05-31 Listing Removed — REALCOMP
• 2009-10-27 Listed $39,900 REALCOMP
• 2002-05-28 Sold (Public Records) $124,000 Public Records
• 2002-03-04 Sold (MLS) $124,000 MiRealSource-MiMLS
• 2002-03-04 Sold (MLS) $124,000 REALCOMP
• 2002-01-19 Listing Removed — MiRealSource-MiMLS
• 2001-11-11 Listed $124,900 MiRealSource-MiMLS
• 2001-11-11 Listed $124,900 REALCOMP
• 2001-10-20 Listing Removed — REALCOMP
• 2001-10-11 Listed $126,000 REALCOMP
• 2001-10-10 Listing Removed — REALCOMP
• 2001-10-02 Listing Removed — REALCOMP
• 2001-10-01 Listed $126,700 REALCOMP
• 2001-09-18 Listed $126,700 REALCOMP
• 2001-09-17 Listing Removed — REALCOMP
• 2001-07-19 Listed $128,900 REALCOMP
• 2001-05-23 Listing Removed — REALCOMP
• 2001-02-23 Listed $124,900 REALCOMP
• 1993-07-28 Sold (Public Records) $66,500 Public Records

Property tax history

+11.1%/yr

Latest (2025): $4,616 · +9.5% YoY. Source: county tax records.