8915 Wormer Ave · Dearborn Heights, MI 48239

$179,900

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 20 Days on market

Built 1958 6,098 sqft lot Est $180k · at est.

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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 +21.5/30.0
• ARV discount +7.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable brick ranch! Priced to sell quickly! Well maintained by long-time owners. Gorgeous hardwood floors. Remodeled kitchen. Large basement awaits your finishing touches. Huge two-car garage. Fenced yard. South Redford Schools. AS-IS sale. Seller to make no repairs.

Key facts

• Fenced yard
• Remodeled kitchen
• Large basement

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• REMODELED KITCHEN
• LARGE BASEMENT
• FENCED YARD

Property features AI

Finance

• Other: Approximately 0.14-acre lot (46 x 134); About 981 square feet of above-grade finished area

Exterior

• Parking: Detached 2-car garage; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Asphalt roof; Unfinished basement
• Exterior features: Lighting; Back yard with fencing; Fenced lot; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Gas water heater; Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (3.4% below list).
• Recommended offer: $174k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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+.
• 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; 11 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 20 days — a 2% lower offer ($177k) 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,743 (3.4% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.97% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $179,523
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8915 Wormer Ave	0.00mi	3/1.0	981 (0%)	1mo	$183,500	$187	100
9022 Winston	0.16mi	3/1.0	1,020 (+4%)	8mo	$215,000	$211	79
8627 Robindale Ave	0.46mi	3/1.0	980 (-0%)	5mo	$169,000	$172	74
8841 Virgil	0.38mi	3/1.0	1,013 (+3%)	3mo	$185,000	$183	74
9025 Appleton	0.31mi	3/1.0	1,092 (+11%)	6mo	$205,000	$188	61
24428 W Chicago	0.41mi	2/1.0 (-1)	912 (-7%)	4mo	$95,000	$104	61
8656 Nightingale Ave. St	0.48mi	2/1.0 (-1)	900 (-8%)	6mo	$128,000	$142	54
25115 Joy Rd	0.44mi	2/1.0 (-1)	870 (-11%)	2mo	$80,000	$92	53
9375 Riverview	0.43mi	3/1.5	1,108 (+13%)	6mo	$210,000	$190	52
9922 Garfield	0.74mi	3/1.0	1,020 (+4%)	8mo	$175,000	$172	52
8152 Virgil St	0.69mi	3/1.0	1,061 (+8%)	5mo	$156,000	$147	50
8356 Glengary St	0.72mi	3/1.0	1,100 (+12%)	7mo	$253,000	$230	41

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,612
• Equity at exit: $26,824

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $13,549
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$943
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $269

Break-even live

Break-even rent $1,396

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	44d	1	0.46mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	0.49mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	2d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	0.99mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	0.99mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	44d	1	0.99mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	3d	1	1.17mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	1.32mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	22d	1	1.40mi
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	44d	1	1.46mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	44d	1	1.49mi

Listing history 6 events

1. 2026-05-15
   status Pending 269-char remark

   Show marketing remark (269 chars)

   Adorable brick ranch! Priced to sell quickly! Well maintained by long-time owners. Gorgeous hardwood floors. Remodeled kitchen. Large basement awaits your finishing touches. Huge two-car garage. Fenced yard. South Redford Schools. AS-IS sale. Seller to make no repairs.

2. 2026-05-15
   status Pending

   Show marketing remark (269 chars)

   Adorable brick ranch! Priced to sell quickly! Well maintained by long-time owners. Gorgeous hardwood floors. Remodeled kitchen. Large basement awaits your finishing touches. Huge two-car garage. Fenced yard. South Redford Schools. AS-IS sale. Seller to make no repairs.

3. 2026-05-02
   historical Active Under Contract
4. 2026-05-01
   historical Accepting Backup Offers 269-char remark

   Show marketing remark (269 chars)

   Adorable brick ranch! Priced to sell quickly! Well maintained by long-time owners. Gorgeous hardwood floors. Remodeled kitchen. Large basement awaits your finishing touches. Huge two-car garage. Fenced yard. South Redford Schools. AS-IS sale. Seller to make no repairs.

5. 2026-04-25
   listed $179,900 Active

   Show marketing remark (269 chars)

   Adorable brick ranch! Priced to sell quickly! Well maintained by long-time owners. Gorgeous hardwood floors. Remodeled kitchen. Large basement awaits your finishing touches. Huge two-car garage. Fenced yard. South Redford Schools. AS-IS sale. Seller to make no repairs.

6. 2026-04-25
   listed $179,900 Active 269-char remark

   Show marketing remark (269 chars)

   Adorable brick ranch! Priced to sell quickly! Well maintained by long-time owners. Gorgeous hardwood floors. Remodeled kitchen. Large basement awaits your finishing touches. Huge two-car garage. Fenced yard. South Redford Schools. AS-IS sale. Seller to make no repairs.

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,894 · $158/mo
• Expected delta: +$877/yr (+$73/mo · 86.2%)

ⓘ 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: $20,849
• − Mortgage interest: −$10,077
• − Property taxes: −$1,017
• − Insurance: −$900
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,233
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $3,165/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 — 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

• County: Wayne County · 1,562,939 people
• City population: 61,771
• 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

6 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-02 Contingent — REALCOMP
• 2026-05-01 Contingent — MiRealSource-MiMLS
• 2026-04-25 Listed $179,900 REALCOMP
• 2026-04-25 Listed $179,900 MiRealSource-MiMLS

Property tax history

-3.7%/yr

Latest (2025): $1,017 · -62.6% YoY. Source: county tax records.