27637 Barrington St · Madison Heights, MI 48071

$189,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 24 Days on market

Built 1958 4,792 sqft lot $187/sqft · at area comps Est $188k · at est.

---

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 +20.3/30.0
• ARV discount +7.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• 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

Newly Remodeled 3 Bedroom, 1 Bath, With 2.5 Car Garage with LOTS of Storage. Completely Fenced Yard is Great for the Kids. SO MUCH NEW IN THIS HOUSE!!! FRESH PAINT, NEW CARPET, NEW BLINDS, NEW LAMINATE IN KITCHEN, AND NEW COUNTERTOPS, ALL NEW KITCHEN APPLIANCES!!!! NEW CEILING FANS, NEW BATHROOM VANITY AND MEDICINE CABINET. YOU HAVE TO SEE THIS ONE AND FALL IN LOVE!!! There are 2 used window air conditioners in the garage that are included in the sale of the house. Also the house is wired for a generator (generator not included) that you can hook up outside already approved by the city inspector.

Key facts

• Remodeled
• Wired for generator
• Fenced yard

Tags

• REMODELED
• FENCED YARD
• NEW KITCHEN APPLIANCES
• WIRED FOR GENERATOR

Property features AI

Finance

• Other: Lot dimensions approximately 38 x 128 (0.11 acres); Subdivision: BLANCHE VILLAS; Cross street: 11 Mile and John R; Directions: I‑75 to 11 Mile Rd east to Barrington, head north to address

Exterior

• Parking: Detached garage with garage door opener; Garage faces side; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single family residence; One level; Ground-level entry
• Construction: Brick and vinyl siding exterior; Asphalt roof; Slab foundation; Built as residential single family home
• Exterior features: Back yard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Free‑standing electric range; Free‑standing refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units
• Interior features: Gas water heater; Dishwasher; Garbage disposal; Free‑standing electric range; Free‑standing refrigerator; Ceiling fan(s); Window unit(s)
• Laundry & utility: Laundry room with washer hookup; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (0.7% below list).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 23 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 33% 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 $6k 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 24 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 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 $50k; list at $190k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $188,221
• List price: $189,900
• Delta: 0.89%
• 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
318 Royal Park Ln	0.08mi	3/1.0	1,026 (+1%)	2mo	$161,000	$157	93
27359 Brettonwoods St	0.15mi	3/1.0	1,004 (-1%)	0mo	$190,000	$189	91
27042 Brettonwoods St	0.26mi	3/1.0	1,011 (-0%)	0mo	$196,000	$194	87
27377 Palmer Blvd	0.10mi	3/1.0	910 (-10%)	1mo	$189,900	$209	78
27709 Dartmouth St	0.09mi	3/1.0	905 (-11%)	1mo	$225,000	$249	77
27423 Groveland St	0.30mi	3/1.0	1,066 (+5%)	1mo	$200,000	$188	76
27463 Delton St	0.41mi	3/1.0	1,056 (+4%)	0mo	$234,000	$222	74
2304 E 4th St	0.64mi	3/1.0	1,042 (+3%)	1mo	$335,000	$321	65
26520 Brettonwoods St	0.54mi	3/2.0	1,100 (+8%)	2mo	$183,000	$166	55
28816 Groveland St	0.70mi	3/1.0	1,092 (+8%)	1mo	$208,000	$190	54
510 N Campbell Rd	0.71mi	3/1.0	1,110 (+10%)	1mo	$265,000	$239	51
26103 Palmer Blvd	0.71mi	3/1.0	1,141 (+12%)	1mo	$165,000	$145	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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,591
• Equity at exit: $28,315

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,929
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$996
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $244

Break-even live

Break-even rent $1,577

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	11d	1	0.20mi
27700 N Stephenson Hwy Madison Heights, MI	1.0–2.0	1.0	747	$1,450	$1.94	2d	6	0.28mi
28218 Diesing Dr Madison Heights, MI	3.0	1.5	1009	$1,700	$1.68	43d	1	0.36mi
1820 Taylor Ave Royal Oak, MI	2.0	1.0	832	$1,700	$2.04	14d	1	0.59mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.69mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$2,085	$1.99	1d	7	0.69mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	24d	1	0.82mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	1d	1	0.86mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	5d	1	0.90mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	12d	1	0.91mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,678	$1.86	2d	1	0.98mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	1.12mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,755	$7.56	14d	1	1.30mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	18d	1	1.34mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.36mi
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	3d	1	1.38mi
609 E Eleven Mile Rd Royal Oak, MI	1.0–2.0	1.0	925	$1,375	$1.49	24d	1	1.40mi
1554 Cynthia Ave Madison Heights, MI	3.0	1.5	1021	$1,950	$1.91	4d	1	1.41mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	43d	1	1.43mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	1d	4	1.44mi
615 E 5th St Royal Oak, MI	4.0	3.0	1329	$3,000	$2.26	24d	1	1.47mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	21d	1	1.48mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	11d	1	1.50mi

Listing history 14 events

1. 2026-06-08
   status $189,900 Pending 24 DOM
2. 2026-06-07
   days on market $189,900 Active 24 DOM

   Show marketing remark (603 chars)

   Newly Remodeled 3 Bedroom, 1 Bath, With 2.5 Car Garage with LOTS of Storage. Completely Fenced Yard is Great for the Kids. SO MUCH NEW IN THIS HOUSE!!! FRESH PAINT, NEW CARPET, NEW BLINDS, NEW LAMINATE IN KITCHEN, AND NEW COUNTERTOPS, ALL NEW KITCHEN APPLIANCES!!!! NEW CEILING FANS, NEW BATHROOM VANITY AND MEDICINE CABINET. YOU HAVE TO SEE THIS ONE AND FALL IN LOVE!!! There are 2 used window air conditioners in the garage that are included in the sale of the house. Also the house is wired for a generator (generator not included) that you can hook up outside already approved by the city inspector.

3. 2026-06-04
   days on market $189,900 Active 21 DOM
4. 2026-06-03
   days on market $189,900 Active 20 DOM
5. 2026-06-02
   days on market $189,900 Active 19 DOM
6. 2026-06-01
   days on market $189,900 Active 18 DOM
7. 2026-05-31
   days on market $189,900 Active 17 DOM
8. 2026-05-14
   listed $189,900 Active 606-char remark

   Show marketing remark (603 chars)

   Newly Remodeled 3 Bedroom, 1 Bath, With 2.5 Car Garage with LOTS of Storage. Completely Fenced Yard is Great for the Kids. SO MUCH NEW IN THIS HOUSE!!! FRESH PAINT, NEW CARPET, NEW BLINDS, NEW LAMINATE IN KITCHEN, AND NEW COUNTERTOPS, ALL NEW KITCHEN APPLIANCES!!!! NEW CEILING FANS, NEW BATHROOM VANITY AND MEDICINE CABINET. YOU HAVE TO SEE THIS ONE AND FALL IN LOVE!!! There are 2 used window air conditioners in the garage that are included in the sale of the house. Also the house is wired for a generator (generator not included) that you can hook up outside already approved by the city inspector.

9. 2026-05-14
   listed $189,900 Active 603-char remark

   Show marketing remark (603 chars)

   Newly Remodeled 3 Bedroom, 1 Bath, With 2.5 Car Garage with LOTS of Storage. Completely Fenced Yard is Great for the Kids. SO MUCH NEW IN THIS HOUSE!!! FRESH PAINT, NEW CARPET, NEW BLINDS, NEW LAMINATE IN KITCHEN, AND NEW COUNTERTOPS, ALL NEW KITCHEN APPLIANCES!!!! NEW CEILING FANS, NEW BATHROOM VANITY AND MEDICINE CABINET. YOU HAVE TO SEE THIS ONE AND FALL IN LOVE!!! There are 2 used window air conditioners in the garage that are included in the sale of the house. Also the house is wired for a generator (generator not included) that you can hook up outside already approved by the city inspector.

10. 2009-09-08
    historical
11. 2009-07-11
    listed $75,000
12. 2009-07-07
    historical
13. 2009-01-07
    listed $106,000
14. 1994-04-21
    soldstatus $50,000

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: +$438/yr (+$36/mo · 21.4%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 14 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: $22,632
• − Mortgage interest: −$10,637
• − Property taxes: −$2,049
• − Insurance: −$950
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$5,524
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,966/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

+279.8% since first listed

9 events — show timeline

• 2026-06-07 Pending — MiRealSource-MiMLS
• 2026-06-07 Pending — REALCOMP
• 2026-05-14 Listed $189,900 REALCOMP
• 2026-05-14 Listed $189,900 MiRealSource-MiMLS
• 2009-09-08 Listing Removed — REALCOMP
• 2009-07-11 Listed $75,000 REALCOMP
• 2009-07-07 Listing Removed — REALCOMP
• 2009-01-07 Listed $106,000 REALCOMP
• 1994-04-21 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,049 · +2.8% YoY. Source: county tax records.