79 3rd St · Dearborn Heights, MI 48127

$64,900

2 bd · 1.0 ba · 840 sqft · Manufactured · 242 Days on market

Built 2025 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to easy, comfortable living in this well kept two bedroom space! Located toward the edge of the community, you will love the open layout and all the natural light that makes the home feel bright and welcoming perfect for relaxing or having friends over. The kitchen is a standout, with plenty of counter space and a clean, modern look that makes cooking and gathering simple. Plus, you will have access to great community perks like a pool, clubhouse, and a quiet, well-maintained neighborhood. Come see it for yourself, schedule a tour!

Key facts

• Open floor plan
• Generous living area
• Sleek cabinetry

Tags

• ENERGY EFFICIENT WINDOWS
• OPEN FLOOR PLAN
• SLEEK CABINETRY
• PREMIUM COUNTERTOPS
• STATE OF THE ART APPLIANCES
• GENEROUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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+.
• Dearborn City School District (urban): math 26% / reading 39% proficiency, ranked #325 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 143 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 0.4% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.18% ✓
• Cap rate: 18.71%
• Cash-on-cash: 44.34%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.58×
• Total profit: $28,669
• Equity at exit: $9,677

10-year hold

• IRR: 43.6%
• Equity multiple: 4.64×
• Total profit: $66,088
• Equity at exit: $5,611

Cash invested: $18,172 (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 48127

• Rents YoY: 0.4%
• Active inventory: 143
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $671

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 48%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	0.50mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	2d	1	0.71mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	43d	2	0.75mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.00mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.00mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.00mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	17d	1	1.14mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	1.30mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.31mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	1.39mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.42mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	1.45mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $64,900 Active 242 DOM
2. 2026-06-17
   days on market $64,900 Active 241 DOM
3. 2026-06-16
   days on market $64,900 Active 240 DOM
4. 2026-06-15
   days on market $64,900 Active 239 DOM
5. 2026-06-13
   days on market $64,900 Active 237 DOM
6. 2026-06-09
   days on market $64,900 Active 233 DOM
7. 2026-06-08
   days on market $64,900 Active 232 DOM
8. 2026-06-07
   days on market $64,900 Active 231 DOM
9. 2026-06-04
   days on market $64,900 Active 228 DOM
10. 2026-06-03
    days on market $64,900 Active 227 DOM
11. 2026-06-02
    days on market $64,900 Active 226 DOM
12. 2026-06-01
    days on market $64,900 Active 225 DOM
13. 2026-05-31
    days on market $64,900 Active 224 DOM
14. 2025-10-31
    status Active 550-char remark

    Show marketing remark (550 chars)

    Welcome home to easy, comfortable living in this well kept two bedroom space! Located toward the edge of the community, you will love the open layout and all the natural light that makes the home feel bright and welcoming perfect for relaxing or having friends over. The kitchen is a standout, with plenty of counter space and a clean, modern look that makes cooking and gathering simple. Plus, you will have access to great community perks like a pool, clubhouse, and a quiet, well-maintained neighborhood. Come see it for yourself, schedule a tour!

15. 2025-10-31
    historical 550-char remark

    Show marketing remark (550 chars)

    Welcome home to easy, comfortable living in this well kept two bedroom space! Located toward the edge of the community, you will love the open layout and all the natural light that makes the home feel bright and welcoming perfect for relaxing or having friends over. The kitchen is a standout, with plenty of counter space and a clean, modern look that makes cooking and gathering simple. Plus, you will have access to great community perks like a pool, clubhouse, and a quiet, well-maintained neighborhood. Come see it for yourself, schedule a tour!

16. 2025-10-18
    listed $64,900 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome home to easy, comfortable living in this well kept two bedroom space! Located toward the edge of the community, you will love the open layout and all the natural light that makes the home feel bright and welcoming perfect for relaxing or having friends over. The kitchen is a standout, with plenty of counter space and a clean, modern look that makes cooking and gathering simple. Plus, you will have access to great community perks like a pool, clubhouse, and a quiet, well-maintained neighborhood. Come see it for yourself, schedule a tour!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,012
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$1,888
• Taxable income: $7,469
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $6,265/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained two-bedroom home offers a modern kitchen and living spaces with excellent curb appeal. Minor exterior painting and gutter cleaning would further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dearborn City School District
• NCES district ID: 2611600
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $46,884
• Composite: 27.93/100
• National rank: #6864
• State rank: #325 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): 39,646
• Household income: $60,742
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1196.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Arab 8% Romanian 7% Lithuanian 2%
• Foreign-born: 31% · Canada
• Languages at home: 46% English-only · Arabic 45% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -319.04%
• Current HPI: 225.9407
• Rent YoY: ▲ 0.41%
• 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

3 events — show timeline

• 2025-10-31 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-10-18 Listed $64,900 Zillow