190 W Buena Vista St · Highland Park, MI 48203

$29,999

4 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 50 Days on market

Built 1912 3,485 sqft lot $23/sqft · 42% below area Est $51k · 42% under ↓ 57% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 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

Opportunity awaits! Welcome to Highland Park, where real estate opportunities are growing, and here's your chance to jump in with a property full of potential and ready for transformation! This charming 4-bedroom, 1 bathroom colonial has massive curb appeal and is perfect for a savvy investor looking to add value and vision to their portfolios, or for the new investor seeking an affordable entry point with value-add potential. With its classic architectural details, a spacious layout, and great bones, this home is waiting for the right touch to bring it back to life. This home's original charm remains intact-high ceilings, hardwood floors, and large windows offering tons of natural light. The spacious layout offers over 1300 square feet of living space with a traditional colonial floor plan that includes a living room with a natural fireplace, a formal dining area, and a large kitchen. Highland Park is in the heart of Detroit's revitalization, offering great upside potential. Renovated properties in the area are attracting home buyers, solid renters, and new investors. Great location with easy access to M-8, M-10, I-75, and Woodward Avenue. Just minutes from Downtown Detroit and Midtown. The sale includes tax ID 43012020061002 30 X 117 lot 188 Buena Vista. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 3,485 sq ft lot
• Built 1912
• Listed 50 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two-story; Ground-level entry with steps; Brick and wood siding exterior
• Construction: Asphalt roof; Brick/mortar foundation; Built with brick and wood siding
• Exterior features: Covered porch; Paved road access

Interior

• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 45.7% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,542/mo this rent would consume 48% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 50 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $3k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 5.14% ✓
• Cap rate: 45.69%
• Cash-on-cash: 140.71%
• DSCR: 7.26
• GRM: 1.6

CMA / ARV

• ARV (median comp): $51,307
• List price: $29,999
• Delta: -41.53%
• 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
134 Tyler St	0.12mi	4/1.0	1,280 (-3%)	4mo	$28,000	$22	86
199 Waverly St	0.10mi	3/1.0 (-1)	1,324 (+0%)	11mo	$35,000	$26	81
213 Avalon St	0.10mi	3/2.5 (-1)	1,404 (+6%)	1mo	$139,000	$99	73
1568 Highland St	0.54mi	4/2.0	1,344 (+2%)	6mo	$65,000	$48	63
186 Tyler St	0.06mi	3/1.5 (-1)	1,428 (+8%)	19mo	$91,000	$64	61
1689 Tyler St	0.62mi	3/1.5 (-1)	1,260 (-4%)	6mo	$77,300	$61	51
64 Glendale St	0.26mi	4/1.0	1,464 (+11%)	22mo	$37,000	$25	51
189 Tuxedo St	0.61mi	3/1.0 (-1)	1,425 (+8%)	4mo	$25,000	$18	50
114 E E Grand	0.62mi	3/2.0 (-1)	1,323 (+0%)	20mo	$131,000	$99	45
371 Highland St	0.45mi	4/1.0	1,128 (-14%)	14mo	$55,000	$49	43
137 Rhode Island St	0.70mi	3/2.0 (-1)	1,405 (+6%)	12mo	$47,000	$33	38
1721 W Buena Vista St	0.65mi	3/1.0 (-1)	1,217 (-8%)	22mo	$22,000	$18	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.89×
• Total profit: $57,908
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.64×
• Total profit: $131,359
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$157
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $985

Break-even live

Break-even rent $295

Max offer price $29,999

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.29mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	0.53mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	14d	1	0.53mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.63mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	0.71mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	0.71mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	0.72mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.77mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	1.00mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	1.00mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.05mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	1.06mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	1.11mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	1.13mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.15mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.25mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.29mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	1.42mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	1.44mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	1.49mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	43d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $29,999 Active 50 DOM
2. 2026-06-17
   days on market $29,999 Active 49 DOM
3. 2026-06-16
   days on market $29,999 Active 48 DOM
4. 2026-06-15
   days on market $29,999 Active 47 DOM
5. 2026-06-13
   pricedays on market $29,999 Active 45 DOM
6. 2026-06-09
   days on market $32,900 Active 41 DOM
7. 2026-06-08
   days on market $32,900 Active 40 DOM
8. 2026-06-07
   days on market $32,900 Active 39 DOM
9. 2026-06-04
   days on market $32,900 Active 36 DOM
10. 2026-06-03
    days on market $32,900 Active 35 DOM
11. 2026-06-02
    days on market $32,900 Active 34 DOM
12. 2026-06-01
    days on market $32,900 Active 33 DOM
13. 2026-05-31
    days on market $32,900 Active 32 DOM
14. 2026-04-29
    historical
15. 2026-04-29
    historical
16. 2026-04-27
    listed $32,900 Active

    Show marketing remark (1417 chars)

    Opportunity awaits! Welcome to Highland Park, where real estate opportunities are growing, and here's your chance to jump in with a property full of potential and ready for transformation! This charming 4-bedroom, 1 bathroom colonial has massive curb appeal and is perfect for a savvy investor looking to add value and vision to their portfolios, or for the new investor seeking an affordable entry point with value-add potential. With its classic architectural details, a spacious layout, and great bones, this home is waiting for the right touch to bring it back to life. This home's original charm remains intact-high ceilings, hardwood floors, and large windows offering tons of natural light. The spacious layout offers over 1300 square feet of living space with a traditional colonial floor plan that includes a living room with a natural fireplace, a formal dining area, and a large kitchen. Highland Park is in the heart of Detroit's revitalization, offering great upside potential. Renovated properties in the area are attracting home buyers, solid renters, and new investors. Great location with easy access to M-8, M-10, I-75, and Woodward Avenue. Just minutes from Downtown Detroit and Midtown. The sale includes tax ID 43012020061002 30 X 117 lot 188 Buena Vista. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

17. 2026-04-27
    listed $32,900 Active

    Show marketing remark (1417 chars)

    Opportunity awaits! Welcome to Highland Park, where real estate opportunities are growing, and here's your chance to jump in with a property full of potential and ready for transformation! This charming 4-bedroom, 1 bathroom colonial has massive curb appeal and is perfect for a savvy investor looking to add value and vision to their portfolios, or for the new investor seeking an affordable entry point with value-add potential. With its classic architectural details, a spacious layout, and great bones, this home is waiting for the right touch to bring it back to life. This home's original charm remains intact-high ceilings, hardwood floors, and large windows offering tons of natural light. The spacious layout offers over 1300 square feet of living space with a traditional colonial floor plan that includes a living room with a natural fireplace, a formal dining area, and a large kitchen. Highland Park is in the heart of Detroit's revitalization, offering great upside potential. Renovated properties in the area are attracting home buyers, solid renters, and new investors. Great location with easy access to M-8, M-10, I-75, and Woodward Avenue. Just minutes from Downtown Detroit and Midtown. The sale includes tax ID 43012020061002 30 X 117 lot 188 Buena Vista. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

18. 2026-04-03
    price $32,500
19. 2026-04-03
    price $32,500
20. 2026-02-16
    price $47,900
21. 2026-02-15
    price $47,900
22. 2025-10-13
    listed $55,000 Active
23. 2025-10-11
    listed $55,000 Active
24. 2025-08-01
    historical
25. 2025-08-01
    historical
26. 2025-06-22
    price $64,900
27. 2025-06-22
    price $64,900
28. 2025-06-13
    price $65,900
29. 2025-06-12
    price $65,900
30. 2025-04-16
    listed $69,900 Active
31. 2025-04-16
    listed $69,900 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: $760 · $63/mo
• Projected year-2 tax: $760 · $63/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 ≥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: $18,503
• − Mortgage interest: −$1,680
• − Property taxes: −$760
• − Insurance: −$150
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$873
• Taxable income: $12,079
• Est. tax owed @ 24.0%: −$2,899
• After-tax cash flow: $8,920/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

-57.1% since first listed

20 events — show timeline

• 2026-06-10 Price Changed $29,999 MiRealSource-MiMLS
• 2026-06-10 Price Changed $29,999 REALCOMP
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Listing Removed — REALCOMP
• 2026-04-27 Listed $32,900 REALCOMP
• 2026-04-27 Listed $32,900 MiRealSource-MiMLS
• 2026-04-03 Price Changed $32,500 MiRealSource-MiMLS
• 2026-04-03 Price Changed $32,500 REALCOMP
• 2026-02-16 Price Changed $47,900 MiRealSource-MiMLS
• 2026-02-15 Price Changed $47,900 REALCOMP
• 2025-10-13 Listed $55,000 REALCOMP
• 2025-10-11 Listed $55,000 MiRealSource-MiMLS
• 2025-08-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-01 Listing Removed — REALCOMP
• 2025-06-22 Price Changed $64,900 MiRealSource-MiMLS
• 2025-06-22 Price Changed $64,900 REALCOMP
• 2025-06-13 Price Changed $65,900 MiRealSource-MiMLS
• 2025-06-12 Price Changed $65,900 REALCOMP
• 2025-04-16 Listed $69,900 MiRealSource-MiMLS
• 2025-04-16 Listed $69,900 REALCOMP

Property tax history

+12.7%/yr

Latest (2025): $760 · -18.5% YoY. Source: county tax records.