26737 Brush St · Madison Heights, MI 48071

$179,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 66 Days on market

Built 1932 6,970 sqft lot $147/sqft · 10% above area Est $243k · 26% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.4/10.0
• 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

Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

Key facts

• Fresh paint
• Recently updated
• Updated windows

Tags

• FULL BASEMENT
• TWO CAR GARAGE
• RECENTLY UPDATED
• FRESH PAINT
• NEW FLOORING
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools D+, 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.
• Market conditions: Rents rising (+2.8%/yr); 135 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 32% 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 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $180k implies a 405% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (median comp): $242,708
• List price: $179,900
• Delta: -25.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27025 Alger St	0.14mi	3/2.5	1,188 (-3%)	1mo	$254,900	$215	82
26103 Palmer Blvd	0.33mi	3/1.0	1,141 (-7%)	1mo	$165,000	$145	72
941 W Farnum Ave	0.57mi	3/1.0	1,205 (-2%)	0mo	$195,000	$162	70
26520 Brettonwoods St	0.30mi	3/2.0	1,100 (-10%)	2mo	$183,000	$166	63
26364 Hampden St	0.38mi	4/2.0 (+1)	1,285 (+5%)	3mo	$315,000	$245	63
27423 Groveland St	0.38mi	3/1.0	1,066 (-13%)	1mo	$200,000	$188	60
27129 Osmun St	0.37mi	3/1.0	1,400 (+14%)	4mo	$195,000	$139	56
27463 Delton St	0.46mi	3/1.0	1,056 (-14%)	0mo	$234,000	$222	56
305 W Hudson Ave	0.58mi	3/1.0	1,082 (-12%)	4mo	$175,000	$162	50
2304 E 4th St	0.56mi	3/1.0	1,042 (-15%)	1mo	$335,000	$321	48
438 W Brockton Ave	0.63mi	3/1.0	1,076 (-12%)	2mo	$230,000	$214	48
393 W Hudson Ave E	0.60mi	3/1.0	1,050 (-14%)	4mo	$239,000	$228	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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,828
• Equity at exit: $26,824

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $356
• Equity at exit: $15,554

Cash invested: $50,372 (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: 135
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$943
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $198

Break-even live

Break-even rent $1,620

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	5d	1	0.48mi
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	11d	1	0.66mi
27700 N Stephenson Hwy Madison Heights, MI	1.0–2.0	1.0	747	$1,450	$1.94	2d	6	0.68mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	24d	1	0.70mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	43d	1	0.78mi
1820 Taylor Ave Royal Oak, MI	2.0	1.0	832	$1,700	$2.04	14d	1	0.83mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,678	$1.86	2d	1	0.86mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	12d	1	0.95mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.08mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$2,085	$1.99	1d	7	1.10mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.12mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	10d	1	1.17mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	14d	1	1.21mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	10d	1	1.22mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	1d	1	1.25mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,755	$7.56	14d	1	1.26mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	4d	1	1.31mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	24d	1	1.32mi
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	3d	1	1.33mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	21d	1	1.34mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	23d	1	1.34mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,350	$1.76	1d	1	1.39mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	4d	12	1.41mi
1800 Browning St Ferndale, MI	2.0	1.0	809	$1,600	$1.98	5d	1	1.43mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	24d	1	1.45mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	1.45mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	24d	3	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $179,900 Active 66 DOM
2. 2026-06-17
   days on market $179,900 Active 65 DOM
3. 2026-06-16
   days on market $179,900 Active 64 DOM
4. 2026-06-15
   days on market $179,900 Active 63 DOM
5. 2026-06-13
   days on market $179,900 Active 61 DOM
6. 2026-06-13
   days on market $179,900 Active 60 DOM
7. 2026-06-09
   days on market $179,900 Active 57 DOM
8. 2026-06-08
   pricedays on market $179,900 Active 56 DOM
9. 2026-06-07
   days on market $184,900 Active 55 DOM
10. 2026-06-04
    days on market $184,900 Active 52 DOM
11. 2026-06-03
    days on market $184,900 Active 51 DOM
12. 2026-06-02
    days on market $184,900 Active 50 DOM
13. 2026-06-01
    days on market $184,900 Active 49 DOM
14. 2026-05-31
    days on market $184,900 Active 48 DOM
15. 2026-05-12
    price $189,900 665-char remark

    Show marketing remark (665 chars)

    Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

16. 2026-05-12
    price $189,900 665-char remark

    Show marketing remark (665 chars)

    Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

17. 2026-04-23
    price $199,900 665-char remark

    Show marketing remark (665 chars)

    Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

18. 2026-04-22
    price $199,900 665-char remark

    Show marketing remark (665 chars)

    Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

19. 2026-04-13
    listed $214,900 Active 665-char remark

    Show marketing remark (665 chars)

    Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

20. 2026-04-13
    listed $214,900 Active 665-char remark

    Show marketing remark (665 chars)

    Available with a $0 down payment option, and closing costs may be covered through an available grant program, Exceptional new property listing. This beautiful three-bedroom ranch features a full basement and a two-car garage. The home has been recently updated with fresh paint, new flooring throughout, and updated windows. The property is situated on a generous lot in a prime Madison Heights location, just down the street from Royal Oak. Its convenient proximity to the I-696 and I-75 interchange provides easy access to local schools, restaurants, shopping, and bus lines, while staying close to area gyms and golf courses. One Year APHW Home Warranty Included

21. 2000-02-23
    soldstatus $35,655
22. 1989-04-06
    soldstatus $45,000
23. 1987-03-06
    soldstatus $37,000

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,449
• − Mortgage interest: −$10,077
• − Property taxes: −$3,134
• − Insurance: −$900
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,233
• Taxable loss: −$488
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,497/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

+413.2% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $189,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $189,900 REALCOMP
• 2026-04-23 Price Changed $199,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $199,900 REALCOMP
• 2026-04-13 Listed $214,900 REALCOMP
• 2026-04-13 Listed $214,900 MiRealSource-MiMLS
• 2000-02-23 Sold (Public Records) $35,655 Public Records
• 1989-04-06 Sold (Public Records) $45,000 Public Records
• 1987-03-06 Sold (Public Records) $37,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,134 · -19.4% YoY. Source: county tax records.