150 Beresford St · Highland Park, MI 48203

$18,000

3 bd · 1.5 ba · 1,270 sqft · SingleFamily public records · 41 Days on market

Built 1911 3,485 sqft lot $14/sqft · 66% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

Key facts

• 3,485 sq ft lot
• Built 1911
• Listed 40 days

Property features AI

Finance

• Other: Residential property type; Subdivision: JAS B MCKAY SUB; Located near John R and Davison Freeway
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Above-grade finished area about 1,292 square feet
• Exterior features: Lot approximately 0.08 acres; Lot dimensions approximately 3,485

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Basement present; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 74.2% vs local median 14.2% in Highland Park — 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 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: 218 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,453/mo this rent would consume 45% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $200; list at $18k implies a 8900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1911 — 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 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?
5. 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?
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: 8.07% ✓
• Cap rate: 74.16%
• Cash-on-cash: 242.38%
• DSCR: 11.78
• GRM: 1.0

CMA / ARV

• ARV (median comp): $53,788
• List price: $18,000
• Delta: -66.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 E E Grand	0.15mi	3/2.0	1,323 (+4%)	20mo	$131,000	$99	68
134 Tyler St	0.56mi	4/1.0 (+1)	1,280 (+1%)	4mo	$28,000	$22	62
225 Farrand Park	0.22mi	3/1.0	1,458 (+15%)	2mo	$20,000	$14	61
250 Beresford St	0.19mi	3/1.5	1,144 (-10%)	16mo	$35,000	$31	61
254 Colorado St	0.39mi	3/1.0	1,149 (-10%)	10mo	$125,000	$109	55
137 Rhode Island St	0.39mi	3/2.0	1,405 (+11%)	12mo	$47,000	$33	52
199 Waverly St	0.68mi	3/1.0	1,324 (+4%)	11mo	$35,000	$26	50
213 Avalon St	0.73mi	3/2.5	1,404 (+11%)	1mo	$139,000	$99	44
186 Tyler St	0.66mi	3/1.5	1,428 (+12%)	19mo	$91,000	$64	33

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: —
• Equity multiple: 13.29×
• Total profit: $61,946
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 28.29×
• Total profit: $137,533
• Equity at exit: $1,556

Cash invested: $5,040 (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: 218
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$94
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $1,018

Break-even live

Break-even rent $165

Max offer price $18,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,028	-5% $1,023	+0% $1,018	+5% $1,013	+10% $1,008
Rent	-10% $903	-5% $961	+0% $1,018	+5% $1,075	+10% $1,133
Rate	-1.0pp $1,027	-0.5pp $1,023	base $1,018	+0.5pp $1,013	+1.0pp $1,009

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	18d	1	0.06mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,780	$1.05	0d	1	0.31mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	18d	1	0.37mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	44d	1	0.39mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	11d	1	0.45mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	25d	1	0.81mi
242 Ferris St Highland Park, MI	3.0	1.0	1192	$1,275	$1.07	0d	1	0.86mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	1.05mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	18d	1	1.05mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	18d	1	1.29mi
9429 Brush St Unit 1B Detroit, MI	2.0	1.0	1500	$1,523	$1.02	44d	1	1.34mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	6d	1	1.34mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	21d	1	1.34mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	18d	1	1.38mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	25d	1	1.41mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	1.41mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	44d	1	1.46mi
2315 Yemans St Hamtramck, MI	2.0	2.5	1328	$1,600	$1.20	18d	1	1.50mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	18d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $18,000 Active 41 DOM
2. 2026-06-18
   days on market $18,000 Active 38 DOM
3. 2026-06-17
   days on market $18,000 Active 37 DOM
4. 2026-06-16
   days on market $18,000 Active 36 DOM
5. 2026-06-15
   days on market $18,000 Active 35 DOM
6. 2026-06-13
   days on market $18,000 Active 33 DOM
7. 2026-06-09
   days on market $18,000 Active 29 DOM
8. 2026-06-08
   days on market $18,000 Active 28 DOM
9. 2026-06-07
   days on market $18,000 Active 27 DOM
10. 2026-06-04
    days on market $18,000 Active 24 DOM
11. 2026-06-03
    days on market $18,000 Active 23 DOM
12. 2026-06-02
    days on market $18,000 Active 22 DOM
13. 2026-06-01
    days on market $18,000 Active 21 DOM
14. 2026-05-31
    days on market $18,000 Active 20 DOM
15. 2026-05-11
    listed $18,000 Active 215-char remark

    Show marketing remark (215 chars)

    Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

16. 2026-05-11
    listed $18,000 Active 215-char remark

    Show marketing remark (215 chars)

    Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

17. 2017-06-23
    historical

    Show marketing remark (485 chars)

    Broker selling owned by Heritage Realty Services LLC agent is selling for broker. Serious buyers only no tours will be given with out prior proof of funds. This is a great home in a fantastic location this is an investment project. This is an "as is" sale. Home is occupied, do not approach home. This is a Rehab and needs work, great three unit rental for the right investor prior taxes are owed on the property. Buyer to pay $395 processing fee and buyers agent commission.

18. 2017-06-22
    status Pending

    Show marketing remark (485 chars)

    Broker selling owned by Heritage Realty Services LLC agent is selling for broker. Serious buyers only no tours will be given with out prior proof of funds. This is a great home in a fantastic location this is an investment project. This is an "as is" sale. Home is occupied, do not approach home. This is a Rehab and needs work, great three unit rental for the right investor prior taxes are owed on the property. Buyer to pay $395 processing fee and buyers agent commission.

19. 2017-06-22
    status Pending

    Show marketing remark (485 chars)

    Broker selling owned by Heritage Realty Services LLC agent is selling for broker. Serious buyers only no tours will be given with out prior proof of funds. This is a great home in a fantastic location this is an investment project. This is an "as is" sale. Home is occupied, do not approach home. This is a Rehab and needs work, great three unit rental for the right investor prior taxes are owed on the property. Buyer to pay $395 processing fee and buyers agent commission.

20. 2017-06-22
    soldstatus $200 Sold

    Show marketing remark (485 chars)

    Broker selling owned by Heritage Realty Services LLC agent is selling for broker. Serious buyers only no tours will be given with out prior proof of funds. This is a great home in a fantastic location this is an investment project. This is an "as is" sale. Home is occupied, do not approach home. This is a Rehab and needs work, great three unit rental for the right investor prior taxes are owed on the property. Buyer to pay $395 processing fee and buyers agent commission.

21. 2017-06-22
    soldstatus $200 Closed

    Show marketing remark (485 chars)

    Broker selling owned by Heritage Realty Services LLC agent is selling for broker. Serious buyers only no tours will be given with out prior proof of funds. This is a great home in a fantastic location this is an investment project. This is an "as is" sale. Home is occupied, do not approach home. This is a Rehab and needs work, great three unit rental for the right investor prior taxes are owed on the property. Buyer to pay $395 processing fee and buyers agent commission.

22. 2017-06-12
    listed $200 Active
23. 2017-06-09
    listed $200 Active

    Show marketing remark (485 chars)

    Broker selling owned by Heritage Realty Services LLC agent is selling for broker. Serious buyers only no tours will be given with out prior proof of funds. This is a great home in a fantastic location this is an investment project. This is an "as is" sale. Home is occupied, do not approach home. This is a Rehab and needs work, great three unit rental for the right investor prior taxes are owed on the property. Buyer to pay $395 processing fee and buyers agent commission.

24. 2017-06-07
    historical
25. 2017-06-07
    historical
26. 2017-05-26
    listed $500
27. 2017-05-26
    listed $500
28. 2016-08-31
    historical
29. 2016-08-31
    historical
30. 2016-02-09
    listed $5,000
31. 2016-02-09
    listed $5,000

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $340 · $28/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 ≥97°F today · 15 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: $17,441
• − Mortgage interest: −$1,008
• − Property taxes: −$340
• − Insurance: −$90
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$524
• Taxable income: $12,689
• Est. tax owed @ 24.0%: −$3,045
• After-tax cash flow: $9,171/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

+260.0% since first listed

17 events — show timeline

• 2026-05-11 Listed $18,000 REALCOMP
• 2026-05-11 Listed $18,000 MiRealSource-MiMLS
• 2017-06-23 Listing Removed — REALCOMP
• 2017-06-22 Pending — MiRealSource-MiMLS
• 2017-06-22 Pending — REALCOMP
• 2017-06-22 Sold (MLS) $200 MiRealSource-MiMLS
• 2017-06-22 Sold (MLS) $200 REALCOMP
• 2017-06-12 Listed $200 MiRealSource-MiMLS
• 2017-06-09 Listed $200 REALCOMP
• 2017-06-07 Listing Removed — MiRealSource-MiMLS
• 2017-06-07 Listing Removed — REALCOMP
• 2017-05-26 Listed $500 MiRealSource-MiMLS
• 2017-05-26 Listed $500 REALCOMP
• 2016-08-31 Listing Removed — MiRealSource-MiMLS
• 2016-08-31 Listing Removed — REALCOMP
• 2016-02-09 Listed $5,000 MiRealSource-MiMLS
• 2016-02-09 Listed $5,000 REALCOMP

Property tax history

-6.1%/yr

Latest (2025): $340 · -21.7% YoY. Source: county tax records.