107 Sturtevant St · Highland Park, MI 48203

$26,900

3 bd · 1.5 ba · 858 sqft · SingleFamily public records · 66 Days on market

Built 1915 3,920 sqft lot $31/sqft · 8% above area Est $25k · 8% over ↓ 18% since listing

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• ARV discount +3.9/15.0
• 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

Investors, take a look at this rehab for a future rental in a quiet area. Bring all offers. Super low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 3,920 sq ft lot
• Built 1915
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.
• Cap rate 42.1% 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: 216 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 39% of the median local income ($38k/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 $186 of loan paydown is wiped out by about $807 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,286 (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 1915 — 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 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?
6. 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?
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: 4.58% ✓
• Cap rate: 42.08%
• Cash-on-cash: 127.80%
• DSCR: 6.69
• GRM: 1.8

CMA / ARV

• ARV (median comp): $24,897
• List price: $26,900
• Delta: 8.04%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.21×
• Total profit: $46,740
• Equity at exit: $4,011

10-year hold

• IRR: —
• Equity multiple: 15.14×
• Total profit: $106,526
• Equity at exit: $2,326

Cash invested: $7,532 (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: 216
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$141
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $802

Break-even live

Break-even rent $218

Max offer price $26,900

Occupancy floor 30%

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 W Buena Vista St Unit 129 Highland Park, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.50mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	17d	1	0.55mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	24d	1	0.59mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	0.73mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	0.73mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	11d	1	0.79mi
1251 Glynn Ct Detroit, MI	2.0	1.0	705	$1,288	$1.83	2d	2	0.80mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	44d	1	0.81mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	44d	1	0.84mi
9 Woodland St Detroit, MI	1.0–2.0	1.0	637	$1,090	$1.71	17d	8	0.85mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.87mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	0.89mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	1.21mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	1.34mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.34mi
70 Clairmount Ave Unit 2B Detroit, MI	2.0	1.0	955	$1,400	$1.47	3d	1	1.36mi
1628 Gladstone St Unit 2 Detroit, MI	2.0	1.0	800	$1,050	$1.31	44d	1	1.40mi
1626 Gladstone St Unit 1 Detroit, MI	2.0	1.0	800	$1,300	$1.62	44d	1	1.40mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	1.40mi
660 Hazelwood St Detroit, MI	1.0–2.0	1.0	536	$1,279	$2.38	5d	8	1.41mi
646 Hazelwood St Detroit, MI	1.0–2.0	1.0	523	$1,187	$2.27	13d	7	1.42mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.42mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.46mi
605 Hazelwood St Detroit, MI	1.0–2.0	1.0	532	$895	$1.68	5d	2	1.47mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	44d	1	1.47mi
8840 2nd Ave Unit 201 Detroit, MI	2.0	1.0	635	$800	$1.26	44d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $26,900 Active 66 DOM
2. 2026-06-17
   days on market $26,900 Active 65 DOM
3. 2026-06-16
   days on market $26,900 Active 64 DOM
4. 2026-06-15
   days on market $26,900 Active 63 DOM
5. 2026-06-13
   days on market $26,900 Active 61 DOM
6. 2026-06-09
   days on market $26,900 Active 57 DOM
7. 2026-06-08
   days on market $26,900 Active 56 DOM
8. 2026-06-07
   days on market $26,900 Active 55 DOM
9. 2026-06-04
   days on market $26,900 Active 52 DOM
10. 2026-06-03
    days on market $26,900 Active 51 DOM
11. 2026-06-02
    days on market $26,900 Active 50 DOM
12. 2026-06-01
    days on market $26,900 Active 49 DOM
13. 2026-05-31
    days on market $26,900 Active 48 DOM
14. 2026-04-13
    listed $26,900 Active 249-char remark

    Show marketing remark (249 chars)

    Investors, take a look at this rehab for a future rental in a quiet area. Bring all offers. Super low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

15. 2026-04-12
    listed $26,900 Active 249-char remark

    Show marketing remark (249 chars)

    Investors, take a look at this rehab for a future rental in a quiet area. Bring all offers. Super low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

16. 2026-04-11
    historical
17. 2026-04-11
    historical
18. 2026-03-21
    price $27,900
19. 2026-03-21
    price $27,900
20. 2026-02-22
    price $29,900
21. 2026-02-21
    price $29,900
22. 2025-12-14
    price $31,400
23. 2025-12-13
    price $31,400
24. 2025-10-10
    listed $32,900 Active
25. 2025-10-10
    listed $32,900 Active
26. 2025-09-20
    historical
27. 2025-09-20
    historical
28. 2025-06-23
    listed $32,900 Active
29. 2025-06-22
    listed $32,900 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: $237 · $20/mo
• Projected year-2 tax: $326 · $27/mo
• Expected delta: +$89/yr (+$7/mo · 37.4%)

ⓘ 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 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: $14,798
• − Mortgage interest: −$1,507
• − Property taxes: −$237
• − Insurance: −$134
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$783
• Taxable income: $9,769
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $7,281/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

-18.2% since first listed

16 events — show timeline

• 2026-04-13 Listed $26,900 REALCOMP
• 2026-04-12 Listed $26,900 MiRealSource-MiMLS
• 2026-04-11 Listing Removed — MiRealSource-MiMLS
• 2026-04-11 Listing Removed — REALCOMP
• 2026-03-21 Price Changed $27,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $27,900 REALCOMP
• 2026-02-22 Price Changed $29,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $29,900 REALCOMP
• 2025-12-14 Price Changed $31,400 MiRealSource-MiMLS
• 2025-12-13 Price Changed $31,400 REALCOMP
• 2025-10-10 Listed $32,900 MiRealSource-MiMLS
• 2025-10-10 Listed $32,900 REALCOMP
• 2025-09-20 Listing Removed — MiRealSource-MiMLS
• 2025-09-20 Listing Removed — REALCOMP
• 2025-06-23 Listed $32,900 REALCOMP
• 2025-06-22 Listed $32,900 MiRealSource-MiMLS

Property tax history

-12.1%/yr

Latest (2025): $237 · -18.5% YoY. Source: county tax records.