27425 Townley St · Madison Heights, MI 48071

$235,000

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 56 Days on market

Built 1958 5,227 sqft lot $141/sqft · at area comps Est $241k · at est.

---

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 +21.7/30.0
• ARV discount +8.7/15.0
• DSCR +6.9/10.0
• 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

Welcome to this move-in ready home in sought-after Madison Heights, offering a great blend of comfort, functionality, and location. Inside, you'll find 3 spacious bedrooms, 2 full bathrooms, and a dedicated home office - perfect for remote work, hobbies, or extra living space. Recent updates, including new flooring and fresh paint, give the home a clean, updated feel while maintaining a practical layout that works well for everyday living and entertaining. Situated on a slab foundation, the home also features a sizable garage, providing plenty of storage and parking options. Located close to shopping, dining, parks, and major expressways, this is a solid opportunity for buyers looking for convenience and value in a desirable area. Seller is open to installing AC with the right offer. Schedule your private showing today!

Key facts

• New flooring
• New paint
• Spacious garage

Tags

• DEDICATED HOME OFFICE
• NEW FLOORING
• NEW PAINT
• SPACIOUS GARAGE

Property features AI

Finance

• Other: Subdivision: TUXEDO PARK; Directions: Enter Townley north off 11 Mile; cross street N of 11 Mile & E of John R

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry with steps; Vinyl siding; Faces not specified
• Construction: Asphalt roof; Vinyl siding construction; Slab foundation; Built year not specified
• Exterior features: Back yard with fencing; Fenced yard; Paved road access

Interior

• Kitchen: Free-standing electric oven; Gas water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; Ceiling fans; Wall units; Window units
• Interior features: Unfurnished; Enclosed porch; Porch
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/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 $233k (0.7% below list).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.6% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 56 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $235k implies a 68% 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1958 — 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 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?
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: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $241,411
• List price: $235,000
• Delta: -2.66%
• 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
27604 Rialto St	0.32mi	3/1.5	1,680 (+1%)	1mo	$240,000	$143	81
27807 Delton St	0.16mi	3/2.0	1,502 (-10%)	1mo	$240,000	$160	76
28447 Brush St	0.57mi	3/2.0	1,659 (-0%)	1mo	$287,500	$173	72
27756 Palmer Blvd	0.30mi	3/2.0	1,526 (-8%)	2mo	$301,000	$197	70
1205 Jenifer Ave	0.64mi	3/2.0	1,658 (-0%)	2mo	$268,000	$162	68
942 E Gardenia Ave	0.36mi	3/1.5	1,780 (+7%)	2mo	$235,000	$132	68
27840 Hampden St	0.54mi	4/1.0 (+1)	1,623 (-2%)	3mo	$260,000	$160	60
830 Mapleknoll Ave	0.66mi	3/1.5	1,599 (-4%)	2mo	$275,000	$172	60
26605 Rialto St	0.51mi	3/1.0	1,510 (-9%)	1mo	$237,500	$157	56
28605 Diesing Dr	0.63mi	3/2.0	1,884 (+13%)	2mo	$280,000	$149	47
28800 Tawas Ct	0.71mi	3/2.0	1,876 (+13%)	2mo	$225,000	$120	44
26144 Tawas St	0.73mi	4/2.0 (+1)	1,468 (-12%)	2mo	$305,000	$208	39

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-15,496
• Equity at exit: $35,039

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $14,193
• Equity at exit: $20,319

Cash invested: $65,800 (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: $2,333 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $362

Break-even live

Break-even rent $1,874

Max offer price $235,000

Occupancy floor 79%

Sensitivity live

Price	-10% $495	-5% $429	+0% $362	+5% $296	+10% $229
Rent	-10% $178	-5% $270	+0% $362	+5% $455	+10% $547
Rate	-1.0pp $481	-0.5pp $422	base $362	+0.5pp $302	+1.0pp $240

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	22d	1	0.75mi
1045 E 12 Mile Rd Madison Heights, MI	3.0	1.0	1700	$4,000	$2.35	0d	1	0.79mi
1132 N Campbell Rd Royal Oak, MI	2.0–3.0	1.0–1.5	1125	$2,085	$1.85	0d	8	1.07mi
1322 Elliott Ave Madison Heights, MI	3.0	1.5	1500	$2,100	$1.40	18d	1	1.09mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	0d	1	1.09mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	2d	4	1.10mi
29264 Tessmer Ct Madison Heights, MI	2.0	1.5	1128	$1,395	$1.24	44d	1	1.11mi
29607 Howard Ave Madison Heights, MI	3.0	2.5	1956	$1,950	$1.00	44d	1	1.16mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	0d	1	1.25mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	13d	1	1.26mi
28222 Saint Louise Dr Warren, MI	3.0	2.0	1600	$5,500	$3.44	0d	1	1.32mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	24d	1	1.50mi

Listing history 35 events

1. 2026-06-18
   days on market $235,000 Active 56 DOM
2. 2026-06-17
   days on market $235,000 Active 55 DOM
3. 2026-06-16
   days on market $235,000 Active 54 DOM
4. 2026-06-15
   pricedays on market $235,000 Active 53 DOM
5. 2026-06-13
   days on market $240,000 Active 51 DOM

   Show marketing remark (831 chars)

   Welcome to this move-in ready home in sought-after Madison Heights, offering a great blend of comfort, functionality, and location. Inside, you'll find 3 spacious bedrooms, 2 full bathrooms, and a dedicated home office - perfect for remote work, hobbies, or extra living space. Recent updates, including new flooring and fresh paint, give the home a clean, updated feel while maintaining a practical layout that works well for everyday living and entertaining. Situated on a slab foundation, the home also features a sizable garage, providing plenty of storage and parking options. Located close to shopping, dining, parks, and major expressways, this is a solid opportunity for buyers looking for convenience and value in a desirable area. Seller is open to installing AC with the right offer. Schedule your private showing today!

6. 2026-06-13
   days on market $240,000 Active 50 DOM

   Show marketing remark (831 chars)

   Welcome to this move-in ready home in sought-after Madison Heights, offering a great blend of comfort, functionality, and location. Inside, you'll find 3 spacious bedrooms, 2 full bathrooms, and a dedicated home office - perfect for remote work, hobbies, or extra living space. Recent updates, including new flooring and fresh paint, give the home a clean, updated feel while maintaining a practical layout that works well for everyday living and entertaining. Situated on a slab foundation, the home also features a sizable garage, providing plenty of storage and parking options. Located close to shopping, dining, parks, and major expressways, this is a solid opportunity for buyers looking for convenience and value in a desirable area. Seller is open to installing AC with the right offer. Schedule your private showing today!

7. 2026-06-09
   days on market $240,000 Active 47 DOM
8. 2026-06-08
   days on market $240,000 Active 46 DOM
9. 2026-06-07
   days on market $240,000 Active 45 DOM
10. 2026-06-04
    days on market $240,000 Active 42 DOM
11. 2026-06-03
    days on market $240,000 Active 41 DOM
12. 2026-06-02
    days on market $240,000 Active 40 DOM
13. 2026-06-01
    days on market $240,000 Active 39 DOM
14. 2026-05-31
    days on market $240,000 Active 38 DOM
15. 2026-04-22
    listed $250,000 Active 777-char remark

    Show marketing remark (831 chars)

    Welcome to this move-in ready home in sought-after Madison Heights, offering a great blend of comfort, functionality, and location. Inside, you'll find 3 spacious bedrooms, 2 full bathrooms, and a dedicated home office - perfect for remote work, hobbies, or extra living space. Recent updates, including new flooring and fresh paint, give the home a clean, updated feel while maintaining a practical layout that works well for everyday living and entertaining. Situated on a slab foundation, the home also features a sizable garage, providing plenty of storage and parking options. Located close to shopping, dining, parks, and major expressways, this is a solid opportunity for buyers looking for convenience and value in a desirable area. Seller is open to installing AC with the right offer. Schedule your private showing today!

16. 2026-04-22
    listed $250,000 Active 787-char remark

    Show marketing remark (831 chars)

    Welcome to this move-in ready home in sought-after Madison Heights, offering a great blend of comfort, functionality, and location. Inside, you'll find 3 spacious bedrooms, 2 full bathrooms, and a dedicated home office - perfect for remote work, hobbies, or extra living space. Recent updates, including new flooring and fresh paint, give the home a clean, updated feel while maintaining a practical layout that works well for everyday living and entertaining. Situated on a slab foundation, the home also features a sizable garage, providing plenty of storage and parking options. Located close to shopping, dining, parks, and major expressways, this is a solid opportunity for buyers looking for convenience and value in a desirable area. Seller is open to installing AC with the right offer. Schedule your private showing today!

17. 2025-11-26
    historical Accepting Backup Offers
18. 2025-11-26
    historical Active Under Contract
19. 2025-11-26
    historical
20. 2025-11-26
    historical
21. 2025-10-28
    price $240,000
22. 2025-10-27
    price $240,000
23. 2025-10-18
    listed $249,999 Active
24. 2025-10-17
    listed $249,999 Active
25. 2025-10-14
    historical
26. 2025-05-27
    soldstatus $140,000 Closed
27. 2025-05-27
    soldstatus $140,000 Closed
28. 2025-04-22
    status Pending
29. 2025-04-22
    listed $139,900 Active
30. 2025-04-21
    listed $139,900
31. 2025-04-21
    historical
32. 2025-04-18
    listed $139,900 Active
33. 2025-04-18
    historical
34. 2025-04-18
    historical
35. 2025-04-18
    listed $139,900 Active

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $2,710 · $226/mo
• Expected delta: +$909/yr (+$76/mo · 50.5%)

ⓘ 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: $27,991
• − Mortgage interest: −$13,164
• − Property taxes: −$1,800
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$6,836
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $4,220/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

+68.0% since first listed

25 events — show timeline

• 2026-06-14 Price Changed $235,000 REALCOMP
• 2026-06-13 Price Changed $235,000 MiRealSource-MiMLS
• 2026-05-29 Price Changed $240,000 MiRealSource-MiMLS
• 2026-05-29 Price Changed $240,000 REALCOMP
• 2026-04-22 Listed $250,000 MiRealSource-MiMLS
• 2026-04-22 Listed $250,000 REALCOMP
• 2025-11-26 Contingent — MiRealSource-MiMLS
• 2025-11-26 Contingent — REALCOMP
• 2025-11-26 Listing Removed — REALCOMP
• 2025-11-26 Listing Removed — MiRealSource-MiMLS
• 2025-10-28 Price Changed $240,000 MiRealSource-MiMLS
• 2025-10-27 Price Changed $240,000 REALCOMP
• 2025-10-18 Listed $249,999 REALCOMP
• 2025-10-17 Listed $249,999 MiRealSource-MiMLS
• 2025-10-14 Coming Soon — MiRealSource-MiMLS
• 2025-05-27 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2025-05-27 Sold (MLS) $140,000 REALCOMP
• 2025-04-22 Pending — REALCOMP
• 2025-04-22 Listed $139,900 REALCOMP
• 2025-04-21 Listed $139,900 MiRealSource-MiMLS
• 2025-04-21 Listing Removed — MiRealSource-MiMLS
• 2025-04-18 Listed $139,900 MiRealSource-MiMLS
• 2025-04-18 Listing Removed — MiRealSource-MiMLS
• 2025-04-18 Listing Removed — REALCOMP
• 2025-04-18 Listed $139,900 REALCOMP

Property tax history

+2.6%/yr

Latest (2025): $1,800 · +2.6% YoY. Source: county tax records.