25525 Powers Ave · Dearborn Heights, MI 48125

$120,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 4 Days on market

Built 1940 5,663 sqft lot Est $152k · 21% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Same owner for the last 30yrs. Home is ready for its next chapter. Great opportunity to put some TLC and your own personal touch on this 3 bed, 1 bath, Bungalow with a one car detached garage in Dearborn Heights. Home features hardwood floors, cozy living room, two nice size bedrooms (1st floor), huge primary bedroom (2nd floor) with walk in closet, 1 full bath, eat in kitchen and first floor laundry/ utility room. Fenced in backyard could be your oasis you've been waiting for. Bring your imagination and let your vision create your new home.

Key facts

• Eat in kitchen
• First floor laundry
• Fenced in backyard

Tags

• HARDWOOD FLOORS
• WALK IN CLOSET
• EAT IN KITCHEN
• FIRST FLOOR LAUNDRY
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway parking
• Utilities: Public water available; Public sewer available; Paved road access
• Home design: Single-family residence; One-story home; Ground-level entry
• Construction: Aluminum siding; Asphalt roof; Built with crawl space foundation
• Exterior features: Covered porch; Patio/porch; Back yard fencing (fenced)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal; Exhaust fan
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Ceiling fan(s); Window air conditioning units
• Interior features: Gas water heater; Dishwasher; Disposal; Exhaust fan
• Laundry & utility: Washer and dryer; Dedicated laundry room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.4% 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: schools C-, crime D+, employment 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.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% 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 $830 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $152,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5367 Vivian St	0.21mi	3/1.0	1,044 (+0%)	3mo	$170,000	$163	88
25513 Annapolis St	0.25mi	3/1.0	1,040 (-0%)	2mo	$152,000	$146	87
25541 Hanover St	0.13mi	2/2.0 (-1)	1,092 (+5%)	3mo	$180,000	$165	75
5936 Westlake St	0.47mi	3/1.0	1,001 (-4%)	3mo	$165,000	$165	69
26333 Eton Ave	0.54mi	3/1.0	1,000 (-4%)	1mo	$95,000	$95	67
5969 Fellrath St	0.50mi	2/1.0 (-1)	1,000 (-4%)	0mo	$125,000	$125	64
24337 Pennie St	0.65mi	3/1.0	1,008 (-3%)	2mo	$168,000	$167	62
6304 Marvin St	0.65mi	3/1.0	1,008 (-3%)	2mo	$95,000	$94	62
26396 Pennie St	0.60mi	2/1.0 (-1)	1,080 (+4%)	2mo	$95,000	$88	59
25036 Colgate St	0.60mi	3/1.0	945 (-9%)	1mo	$85,000	$90	55
24409 Stanford St	0.72mi	3/1.0	1,107 (+6%)	2mo	$129,900	$117	54
24426 Lehigh St	0.69mi	4/1.0 (+1)	922 (-12%)	1mo	$165,000	$179	43

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,442
• Equity at exit: $17,892

10-year hold

• IRR: 12.8%
• Equity multiple: 1.97×
• Total profit: $32,716
• Equity at exit: $10,375

Cash invested: $33,600 (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: 137
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $414

Break-even live

Break-even rent $1,026

Max offer price $120,000

Occupancy floor 68%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.49mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	1d	1	0.52mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.54mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.59mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	0.62mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.68mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.70mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.74mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	0.78mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.79mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.81mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	0.98mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	1.00mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.04mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	1.14mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	1.18mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	2d	1	1.19mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.26mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	1.32mi
3901 Academy St Dearborn Heights, MI	4.0	2.0	1400	$2,100	$1.50	1d	1	1.36mi

Listing history 5 events

1. 2026-06-18
   days on market $120,000 Active 4 DOM
2. 2026-06-17
   days on market $120,000 Active 3 DOM
3. 2026-06-16
   days on market $120,000 Active 2 DOM
4. 2026-06-15
   remarks 547-char remark
5. 2026-06-15
   listed $120,000 Active 1 DOM

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$135/yr (+$11/mo · 8.6%)

ⓘ 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: $18,605
• − Mortgage interest: −$6,722
• − Property taxes: −$1,577
• − Insurance: −$600
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$3,491
• Taxable income: $3,238
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $4,192/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

+103.4% since first listed

2 events — show timeline

• 2026-06-08 Listed $120,000 REALCOMP
• 1996-10-02 Sold (Public Records) $59,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,577 · +3.7% YoY. Source: county tax records.