25651 Mcdonald St · Dearborn Heights, MI 48125

$125,000

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 82 Days on market

Built 1957 5,227 sqft lot Est $187k · 33% under

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two story 3 bedroom home has an eat-in kitchen, a living room, a family room, 1 bath, and a 1 car garage. Buyer to assume any city required repairs for Certificate of Occupancy Property sold as is. Home needs a new roof see disclosure

Key facts

• 5,227 sq ft lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Two-story home; Ground-level entry
• Construction: Built with other construction materials
• Exterior features: Paved road access; Lot dimensions approximately 40 x 132 (0.12 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.5% in Dearborn 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 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D+, health & safety D+.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Thorne Elementary School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 599 students, 88% FRL); Tomlinson Middle School (math 5% / reading 24%, grade F, #453 of 493 statewide, top 93%, 174 students, 93% FRL); Robichaud Senior High School (math 8% / reading 12%, grade F, #692 of 713 statewide, top 98%, 323 students, 84% FRL).
• Market conditions: Rents rising (+2.0%/yr); 139 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 $864 of loan paydown is wiped out by about $4k 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 + 2.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1957 — 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. Crime grade is D 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. 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: 1.38% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $187,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25521 Stanford St	0.26mi	3/1.0	1,576 (-1%)	1mo	$155,000	$98	86
25646 Stanford St	0.28mi	4/3.0 (+1)	1,568 (-1%)	1mo	$230,000	$147	71
25004 Powers Ave	0.42mi	3/2.0	1,607 (+1%)	4mo	$170,000	$106	71
25047 Pennie St	0.40mi	3/1.0	1,653 (+4%)	7mo	$142,500	$86	69
25719 Colgate St	0.31mi	3/2.0	1,696 (+7%)	8mo	$220,000	$130	63
26274 Mcdonald St	0.40mi	2/1.0 (-1)	1,396 (-12%)	0mo	$105,000	$75	56
5869 Marvin St	0.51mi	3/1.0	1,450 (-9%)	9mo	$195,000	$134	54
24435 Andover Dr	0.74mi	3/1.0	1,638 (+3%)	9mo	$185,000	$113	52
24613 Hopkins St	0.61mi	3/2.0	1,439 (-9%)	8mo	$185,000	$129	46
25020 Hanover St	0.50mi	3/1.0	1,354 (-15%)	11mo	$180,000	$133	43
25825 Carlysle St	0.57mi	4/1.5 (+1)	1,380 (-13%)	9mo	$69,900	$51	37
25045 Andover St	0.53mi	4/1.5 (+1)	1,358 (-14%)	10mo	$160,000	$118	36

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $8,016
• Equity at exit: $18,638

10-year hold

• IRR: 14.5%
• Equity multiple: 2.11×
• Total profit: $38,948
• Equity at exit: $10,808

Cash invested: $35,000 (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 48125

• Rents YoY: 2.0%
• Active inventory: 139
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$656
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $469

Break-even live

Break-even rent $1,127

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $540	-5% $505	+0% $469	+5% $434	+10% $399
Rent	-10% $333	-5% $401	+0% $469	+5% $537	+10% $605
Rate	-1.0pp $532	-0.5pp $501	base $469	+0.5pp $437	+1.0pp $404

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25699 Pennie St Dearborn Heights, MI	3.0	1.0	1699	$1,600	$0.94	0d	1	0.14mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	7d	1	0.42mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	0d	1	0.42mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	4d	1	0.69mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	5d	1	1.03mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	13d	1	1.05mi
3901 Academy St Dearborn Heights, MI	4.0	2.0	1400	$2,100	$1.50	0d	1	1.32mi
24926 Hickory St Dearborn, MI	3.0	1.0	2040	$1,695	$0.83	0d	1	1.39mi
5503 Cranbrook St Dearborn Heights, MI	3.0	2.5	2143	$1,750	$0.82	20d	1	1.40mi

Listing history 44 events

1. 2026-06-21
   days on market $125,000 Active 82 DOM
2. 2026-06-18
   days on market $125,000 Active 79 DOM
3. 2026-06-17
   days on market $125,000 Active 78 DOM
4. 2026-06-16
   days on market $125,000 Active 77 DOM
5. 2026-06-15
   days on market $125,000 Active 76 DOM
6. 2026-06-13
   days on market $125,000 Active 74 DOM
7. 2026-06-13
   pricedays on market $125,000 Active 73 DOM
8. 2026-06-09
   days on market $145,000 Active 70 DOM
9. 2026-06-08
   days on market $145,000 Active 69 DOM
10. 2026-06-07
    days on market $145,000 Active 68 DOM
11. 2026-06-04
    days on market $145,000 Active 65 DOM
12. 2026-06-03
    days on market $145,000 Active 64 DOM
13. 2026-06-02
    days on market $145,000 Active 63 DOM
14. 2026-06-01
    days on market $145,000 Active 62 DOM
15. 2026-05-31
    days on market $145,000 Active 61 DOM
16. 2026-03-31
    listed $145,000 Active

    Show marketing remark (239 chars)

    This two story 3 bedroom home has an eat-in kitchen, a living room, a family room, 1 bath, and a 1 car garage. Buyer to assume any city required repairs for Certificate of Occupancy Property sold as is. Home needs a new roof see disclosure

17. 2026-03-31
    listed $145,000 Active 239-char remark

    Show marketing remark (239 chars)

    This two story 3 bedroom home has an eat-in kitchen, a living room, a family room, 1 bath, and a 1 car garage. Buyer to assume any city required repairs for Certificate of Occupancy Property sold as is. Home needs a new roof see disclosure

18. 2020-01-10
    soldstatus $93,500
19. 2019-10-21
    historical
20. 2019-10-21
    historical
21. 2019-02-24
    listed $93,500 Active
22. 2019-02-24
    listed $93,500 Active
23. 2017-05-11
    soldstatus $50,000
24. 2017-04-25
    soldstatus $50,000 Sold
25. 2017-04-25
    soldstatus $50,000 Closed
26. 2017-02-01
    status Pending
27. 2017-02-01
    status Pending
28. 2016-07-19
    price $57,500
29. 2016-07-18
    price $57,500
30. 2016-06-01
    listed $58,900 Active
31. 2016-06-01
    listed $58,900 Active
32. 2016-06-01
    historical
33. 2016-06-01
    historical
34. 2016-04-16
    status Active
35. 2016-03-02
    historical
36. 2016-03-01
    listed $58,900 Active
37. 2015-07-10
    price $58,900
38. 2015-06-21
    status Active
39. 2015-05-12
    historical
40. 2015-03-04
    listed $59,900 Active
41. 2015-02-28
    historical
42. 2015-02-27
    historical
43. 2014-03-26
    listed $59,900 Active
44. 2014-03-26
    listed $59,900

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,195 · $183/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,656
• − Mortgage interest: −$7,002
• − Property taxes: −$2,195
• − Insurance: −$625
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$3,636
• Taxable income: $3,893
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,698/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: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

Amenities B- Commute A+ Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety D+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 White (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+142.1% since first listed

29 events — show timeline

• 2026-03-31 Listed $145,000 MiRealSource-MiMLS
• 2026-03-31 Listed $145,000 REALCOMP
• 2020-01-10 Sold (Public Records) $93,500 Public Records
• 2019-10-21 Listing Removed — REALCOMP
• 2019-10-21 Listing Removed — MiRealSource-MiMLS
• 2019-02-24 Listed $93,500 MiRealSource-MiMLS
• 2019-02-24 Listed $93,500 REALCOMP
• 2017-05-11 Sold (Public Records) $50,000 Public Records
• 2017-04-25 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2017-04-25 Sold (MLS) $50,000 REALCOMP
• 2017-02-01 Pending — MiRealSource-MiMLS
• 2017-02-01 Pending — REALCOMP
• 2016-07-19 Price Changed $57,500 MiRealSource-MiMLS
• 2016-07-18 Price Changed $57,500 REALCOMP
• 2016-06-01 Listed $58,900 MiRealSource-MiMLS
• 2016-06-01 Listed $58,900 REALCOMP
• 2016-06-01 Listing Removed — MiRealSource-MiMLS
• 2016-06-01 Listing Removed — REALCOMP
• 2016-04-16 Relisted — MiRealSource-MiMLS
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $58,900 MiRealSource-MiMLS
• 2015-07-10 Price Changed $58,900 REALCOMP
• 2015-06-21 Relisted — REALCOMP
• 2015-05-12 Listing Removed — REALCOMP
• 2015-03-04 Listed $59,900 REALCOMP
• 2015-02-28 Listing Removed — REALCOMP
• 2015-02-27 Listing Removed — MiRealSource-MiMLS
• 2014-03-26 Listed $59,900 MiRealSource-MiMLS
• 2014-03-26 Listed $59,900 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $2,195 · -32.4% YoY. Source: county tax records.