5747 Kingsbury St · Dearborn Heights, MI 48127

$169,900

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 70 Days on market

Built 1937 5,663 sqft lot $181/sqft · 11% above area Est $163k · at est.

---

Why this score? — see what drove the D+ 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 +17.6/30.0
• ARV discount +5.6/15.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CRESTWOOD SCHOOLS!. LOCATION! LOCATION!LOCATION!. STEP INTO THIS UPDATED 3 BEDROOM 1 BATH BUNGALOW IN HEART OF DEARBORN HEIGHTS. YOU COULDNT ASK FOR A BETTER PRICE, ESPECIALLY IN THIS AREA. LARGE SPACIOUS BACKYARD WITH WOODEN DECK FOR YOUR SUMMER TIME GATHERINGS. WALKING DISTANCE FROM SCHOOLS, PARKS, TRANSPORTATION, AND RESTAURANTS. DO NOT MISS ON A OPPORTUNITY LIKE THIS. IT WILL NOT LAST.

Key facts

• 5,663 sq ft lot
• Built 1937
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $155k (8.7% below list).
• Recommended offer: $155k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+.
• Crestwood School District (suburban): math 32% / reading 43% proficiency, ranked #242 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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).
• This rent runs 31% of the median local income ($61k/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 $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 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago 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.
• Current owner paid $22k; list at $170k implies a 690% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,053 (8.7% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $162,985
• List price: $169,900
• Delta: 4.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5955 N Silvery Ln	0.16mi	2/1.0	975 (+4%)	4mo	$224,900	$231	83
5651 Fenton St	0.14mi	2/1.0	848 (-10%)	2mo	$145,000	$171	76
5939 Robindale Ave	0.21mi	3/1.0 (+1)	900 (-4%)	4mo	$190,000	$211	75
6165 Nightingale St	0.37mi	2/1.0	864 (-8%)	1mo	$150,000	$174	68
5903 N Silvery Ln	0.15mi	3/1.0 (+1)	800 (-15%)	1mo	$144,000	$180	62
24903 Hass St	0.35mi	3/1.5 (+1)	999 (+6%)	5mo	$255,000	$255	62
6556 Drexel St	0.59mi	3/1.0 (+1)	988 (+5%)	1mo	$230,000	$233	58
6627 Mayburn St	0.66mi	3/1.0 (+1)	960 (+2%)	5mo	$160,000	$167	57
24122 Hass St	0.48mi	2/1.0	825 (-12%)	3mo	$180,000	$218	54
6564 N Waverly St	0.70mi	3/1.0 (+1)	1,014 (+8%)	2mo	$160,000	$158	48
6822 N Lafayette St	0.64mi	3/1.0 (+1)	1,080 (+15%)	0mo	$150,000	$139	40
25659 Baldwin St	0.69mi	3/1.5 (+1)	1,080 (+15%)	1mo	$281,000	$260	35

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 · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.52×
• Total profit: $-22,968
• Equity at exit: $25,333

10-year hold

• IRR: -9.4%
• Equity multiple: 0.49×
• Total profit: $-24,474
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$891
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $134

Break-even live

Break-even rent $1,381

Max offer price $169,900

Occupancy floor 86%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.67mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	0.82mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	0.85mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	43d	2	1.00mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	1.05mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.05mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	1.05mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	1.11mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.23mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	2d	1	1.39mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	1.45mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	14d	12	1.46mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	1d	24	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $169,900 Active 70 DOM
2. 2026-06-17
   days on market $169,900 Active 69 DOM
3. 2026-06-16
   days on market $169,900 Active 68 DOM
4. 2026-06-15
   days on market $169,900 Active 67 DOM
5. 2026-06-13
   days on market $169,900 Active 65 DOM
6. 2026-06-13
   days on market $169,900 Active 64 DOM
7. 2026-06-09
   days on market $169,900 Active 61 DOM
8. 2026-06-08
   days on market $169,900 Active 60 DOM
9. 2026-06-07
   days on market $169,900 Active 59 DOM
10. 2026-06-04
    days on market $169,900 Active 56 DOM
11. 2026-06-03
    days on market $169,900 Active 55 DOM
12. 2026-06-02
    days on market $169,900 Active 54 DOM
13. 2026-06-01
    days on market $169,900 Active 53 DOM
14. 2026-05-31
    days on market $169,900 Active 52 DOM
15. 2026-04-10
    listed $169,900 Active 392-char remark

    Show marketing remark (392 chars)

    CRESTWOOD SCHOOLS!. LOCATION! LOCATION!LOCATION!. STEP INTO THIS UPDATED 3 BEDROOM 1 BATH BUNGALOW IN HEART OF DEARBORN HEIGHTS. YOU COULDNT ASK FOR A BETTER PRICE, ESPECIALLY IN THIS AREA. LARGE SPACIOUS BACKYARD WITH WOODEN DECK FOR YOUR SUMMER TIME GATHERINGS. WALKING DISTANCE FROM SCHOOLS, PARKS, TRANSPORTATION, AND RESTAURANTS. DO NOT MISS ON A OPPORTUNITY LIKE THIS. IT WILL NOT LAST.

16. 2026-04-10
    listed $169,900 Active 392-char remark

    Show marketing remark (392 chars)

    CRESTWOOD SCHOOLS!. LOCATION! LOCATION!LOCATION!. STEP INTO THIS UPDATED 3 BEDROOM 1 BATH BUNGALOW IN HEART OF DEARBORN HEIGHTS. YOU COULDNT ASK FOR A BETTER PRICE, ESPECIALLY IN THIS AREA. LARGE SPACIOUS BACKYARD WITH WOODEN DECK FOR YOUR SUMMER TIME GATHERINGS. WALKING DISTANCE FROM SCHOOLS, PARKS, TRANSPORTATION, AND RESTAURANTS. DO NOT MISS ON A OPPORTUNITY LIKE THIS. IT WILL NOT LAST.

17. 2026-04-03
    historical $169,900 392-char remark

    Show marketing remark (392 chars)

    CRESTWOOD SCHOOLS!. LOCATION! LOCATION!LOCATION!. STEP INTO THIS UPDATED 3 BEDROOM 1 BATH BUNGALOW IN HEART OF DEARBORN HEIGHTS. YOU COULDNT ASK FOR A BETTER PRICE, ESPECIALLY IN THIS AREA. LARGE SPACIOUS BACKYARD WITH WOODEN DECK FOR YOUR SUMMER TIME GATHERINGS. WALKING DISTANCE FROM SCHOOLS, PARKS, TRANSPORTATION, AND RESTAURANTS. DO NOT MISS ON A OPPORTUNITY LIKE THIS. IT WILL NOT LAST.

18. 2008-04-29
    soldstatus $21,500
19. 2008-04-10
    listed $18,500
20. 2008-03-21
    historical
21. 2008-01-23
    listed $43,890
22. 2008-01-23
    historical
23. 2007-12-03
    soldstatus $38,782
24. 2007-01-10
    listed $53,000
25. 2007-01-10
    historical
26. 2006-12-04
    listed $79,900

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $2,084 · $174/mo
• Expected delta: +$533/yr (+$44/mo · 34.4%)

ⓘ 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: $18,606
• − Mortgage interest: −$9,517
• − Property taxes: −$1,551
• − Insurance: −$850
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,943
• Taxable loss: −$1,230
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,902/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: Crestwood School District
• NCES district ID: 2600016
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $47,101
• Composite: 32.1/100
• National rank: #5806
• State rank: #242 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

+112.6% since first listed

12 events — show timeline

• 2026-04-10 Listed $169,900 REALCOMP
• 2026-04-10 Listed $169,900 MiRealSource-MiMLS
• 2026-04-03 Coming Soon $169,900 MiRealSource-MiMLS
• 2008-04-29 Sold (MLS) $21,500 REALCOMP
• 2008-04-10 Listed $18,500 REALCOMP
• 2008-03-21 Listing Removed — REALCOMP
• 2008-01-23 Listing Removed — REALCOMP
• 2008-01-23 Listed $43,890 REALCOMP
• 2007-12-03 Sold (Public Records) $38,782 Public Records
• 2007-01-10 Listing Removed — REALCOMP
• 2007-01-10 Listed $53,000 REALCOMP
• 2006-12-04 Listed $79,900 REALCOMP

Property tax history

-0.8%/yr

Latest (2025): $1,551 · -27.6% YoY. Source: county tax records.