25610 Jennifer Ave · Redford, MI 48239

$160,000

3 bd · 1.5 ba · 1,159 sqft · SingleFamily public records · 33 Days on market

Built 1957 6,098 sqft lot Est $227k · 30% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to get into this desirable neighborhood at an attractive price! This 3-bedroom brick home offers 1.5 baths, wood floors, a full poured basement, and a 2-car garage. The fenced backyard provides great space for pets, and the newer roof adds peace of mind. All appliances are included, making this an even better value. With some deferred maintenance and your personal updates, this home has the potential to truly shine. A fantastic opportunity for buyers looking to build equity and make it their own!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• Other: Lot dimensions approximately 52 x 120 (0.14 acre)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick construction; Facing direction not specified
• Construction: Brick exterior; Asphalt roof; Full basement
• Exterior features: Back yard fencing; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Gas water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central air
• Interior features: Unfurnished; Full, partially finished basement; Porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 15 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $227,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9130 Kinloch	0.38mi	3/1.5	1,144 (-1%)	3mo	$123,000	$108	78
9335 Louis St	0.25mi	3/1.5	1,267 (+9%)	1mo	$255,000	$201	72
26388 Ann Arbor Trl	0.56mi	3/1.5	1,194 (+3%)	1mo	$270,000	$226	68
8356 Glengary St	0.39mi	3/1.0	1,100 (-5%)	7mo	$253,000	$230	66
9938 Royal Grand	0.60mi	3/1.0	1,219 (+5%)	6mo	$197,000	$162	56
8931 Wormer	0.70mi	3/1.5	1,215 (+5%)	7mo	$190,000	$156	53
9636 Centralia	0.55mi	3/1.0	1,043 (-10%)	4mo	$135,000	$129	53
9010 Leverne	0.57mi	3/1.0	1,020 (-12%)	2mo	$220,000	$216	50
9022 Winston	0.56mi	3/1.0	1,020 (-12%)	8mo	$215,000	$211	45
9964 Norborne	0.67mi	3/1.0	1,033 (-11%)	5mo	$125,900	$122	45
8074 Nightingale St	0.67mi	3/1.0	1,020 (-12%)	6mo	$200,000	$196	42
9922 Garfield	0.63mi	3/1.0	1,020 (-12%)	8mo	$175,000	$172	42

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,205
• Equity at exit: $23,857

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $29,759
• Equity at exit: $13,834

Cash invested: $44,800 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$839
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $366

Break-even live

Break-even rent $1,267

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	4d	1	0.41mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	15d	1	0.46mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	44d	1	0.82mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	1.13mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	1.19mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	2d	1	1.19mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	44d	1	1.26mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.26mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.26mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	1.27mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	22d	1	1.29mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.35mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	12d	1	1.42mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	1.44mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	44d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $160,000 Active 33 DOM
2. 2026-06-17
   pricedays on market $160,000 Active 32 DOM
3. 2026-06-16
   days on market $170,000 Active 31 DOM
4. 2026-06-15
   days on market $170,000 Active 30 DOM
5. 2026-06-13
   days on market $170,000 Active 28 DOM
6. 2026-06-09
   days on market $170,000 Active 24 DOM
7. 2026-06-08
   days on market $170,000 Active 23 DOM
8. 2026-06-07
   days on market $170,000 Active 22 DOM
9. 2026-06-04
   days on market $170,000 Active 19 DOM
10. 2026-06-03
    days on market $170,000 Active 18 DOM
11. 2026-06-02
    days on market $170,000 Active 17 DOM
12. 2026-06-02
    price $170,000 Active 16 DOM
13. 2026-06-01
    days on market $185,000 Active 16 DOM
14. 2026-05-31
    days on market $185,000 Active 15 DOM
15. 2026-05-16
    listed $185,000 Active

    Show marketing remark (519 chars)

    Great opportunity to get into this desirable neighborhood at an attractive price! This 3-bedroom brick home offers 1.5 baths, wood floors, a full poured basement, and a 2-car garage. The fenced backyard provides great space for pets, and the newer roof adds peace of mind. All appliances are included, making this an even better value. With some deferred maintenance and your personal updates, this home has the potential to truly shine. A fantastic opportunity for buyers looking to build equity and make it their own!

16. 2026-05-16
    listed $185,000 Active 519-char remark

    Show marketing remark (519 chars)

    Great opportunity to get into this desirable neighborhood at an attractive price! This 3-bedroom brick home offers 1.5 baths, wood floors, a full poured basement, and a 2-car garage. The fenced backyard provides great space for pets, and the newer roof adds peace of mind. All appliances are included, making this an even better value. With some deferred maintenance and your personal updates, this home has the potential to truly shine. A fantastic opportunity for buyers looking to build equity and make it their own!

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$659/yr (+$55/mo · 57.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,770
• − Mortgage interest: −$8,962
• − Property taxes: −$1,145
• − Insurance: −$800
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,655
• Taxable income: $1,885
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,942/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 36,976
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-16 Listed $185,000 MiRealSource-MiMLS
• 2026-05-16 Listed $185,000 REALCOMP

Property tax history

-6.1%/yr

Latest (2025): $1,145 · -62.3% YoY. Source: county tax records.