64 Glendale St · Highland Park, MI 48203

$135,000

4 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 68 Days on market

Built 1913 6,098 sqft lot $92/sqft · 92% above area

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bed 1 bath with new vinyl plank flooring. Spacious with a great location to Woodward! Set back on a half-circle drive offers a quiet environment for the family. Do not disturb occupants.

Key facts

• Quiet environment
• 6,098 sq ft lot
• Built 1913

Tags

• NEW VINYL PLANK FLOORING
• GREAT LOCATION TO WOODWARD
• QUIET ENVIRONMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 14.2% in Highland Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 216 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,575/mo this rent would consume 49% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $135k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
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: 1.17% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $70,400
• List price: $135,000
• Delta: 91.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Avalon St	0.28mi	3/2.5 (-1)	1,404 (-4%)	1mo	$139,000	$99	70
225 Farrand Park	0.57mi	3/1.0 (-1)	1,458 (-0%)	2mo	$20,000	$14	64
134 Tyler St	0.22mi	4/1.0	1,280 (-13%)	4mo	$28,000	$22	63
202 Farrand Park	0.52mi	3/1.0 (-1)	1,482 (+1%)	4mo	$40,000	$27	63
219 Waverly St	0.37mi	3/1.0 (-1)	1,557 (+6%)	6mo	$145,000	$93	60
189 Tuxedo St	0.54mi	3/1.0 (-1)	1,425 (-3%)	4mo	$25,000	$18	60
535 Woodland St	0.73mi	3/2.0 (-1)	1,472 (+0%)	2mo	$170,000	$115	56
193 Massachusetts St	0.56mi	3/1.5 (-1)	1,548 (+6%)	4mo	$59,900	$39	56
207 Connecticut St	0.65mi	3/1.0 (-1)	1,472 (+0%)	9mo	$35,000	$24	54
194 Farrand Park	0.51mi	4/2.0	1,610 (+10%)	5mo	$189,000	$117	53
1568 Highland St	0.72mi	4/2.0	1,344 (-8%)	6mo	$65,000	$48	46
227 Massachusetts St	0.62mi	4/2.0	1,664 (+14%)	7mo	$130,000	$78	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,310
• Equity at exit: $20,129

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $23,258
• Equity at exit: $11,672

Cash invested: $37,800 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$708
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $307

Break-even live

Break-even rent $1,187

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.02mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	0.30mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	0.30mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.33mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.47mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	0.49mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	0.78mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	1.01mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	1.01mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	1.01mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	1.01mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	1.01mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	1.14mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	1.19mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.24mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.28mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	44d	1	1.29mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.30mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	1.34mi

Listing history 43 events

1. 2026-06-09
   days on market $135,000 Active 68 DOM
2. 2026-06-08
   days on market $135,000 Active 67 DOM
3. 2026-06-07
   days on market $135,000 Active 66 DOM
4. 2026-06-04
   days on market $135,000 Active 63 DOM
5. 2026-06-03
   days on market $135,000 Active 62 DOM
6. 2026-06-02
   days on market $135,000 Active 61 DOM
7. 2026-06-01
   days on market $135,000 Active 60 DOM
8. 2026-05-31
   days on market $135,000 Active 59 DOM
9. 2026-04-28
   price $135,000 188-char remark

   Show marketing remark (188 chars)

   4 Bed 1 bath with new vinyl plank flooring. Spacious with a great location to Woodward! Set back on a half-circle drive offers a quiet environment for the family. Do not disturb occupants.

10. 2026-04-28
    price $135,000 188-char remark

    Show marketing remark (188 chars)

    4 Bed 1 bath with new vinyl plank flooring. Spacious with a great location to Woodward! Set back on a half-circle drive offers a quiet environment for the family. Do not disturb occupants.

11. 2026-04-02
    listed $145,000 Active 188-char remark

    Show marketing remark (188 chars)

    4 Bed 1 bath with new vinyl plank flooring. Spacious with a great location to Woodward! Set back on a half-circle drive offers a quiet environment for the family. Do not disturb occupants.

12. 2026-04-02
    listed $145,000 Active 188-char remark

    Show marketing remark (188 chars)

    4 Bed 1 bath with new vinyl plank flooring. Spacious with a great location to Woodward! Set back on a half-circle drive offers a quiet environment for the family. Do not disturb occupants.

13. 2026-04-01
    listed $1,500
14. 2025-03-06
    historical $1,500
15. 2024-11-13
    listed $1,500
16. 2024-08-23
    soldstatus $37,000 Sold
17. 2024-08-23
    soldstatus $37,000 Closed
18. 2024-08-14
    status Pending
19. 2024-08-14
    status Pending
20. 2024-07-11
    historical Accepting Backup Offers
21. 2024-07-11
    historical Accepting Backup Offers
22. 2024-06-10
    listed $47,500 Active
23. 2024-06-10
    listed $47,500 Active
24. 2024-06-03
    historical $47,500
25. 2024-06-03
    historical $47,500
26. 2012-10-02
    soldstatus $8,000
27. 2012-10-01
    soldstatus $8,000
28. 2012-09-27
    historical
29. 2012-09-10
    listed $8,000
30. 2012-09-10
    listed $8,000
31. 2012-09-10
    historical
32. 2012-09-10
    historical
33. 2012-08-14
    listed $9,100
34. 2012-08-13
    historical
35. 2012-08-13
    historical
36. 2012-08-13
    historical
37. 2012-08-10
    listed $9,100
38. 2011-11-11
    listed $10,000
39. 2011-09-26
    listed $10,000
40. 2011-09-26
    listed $10,000
41. 2006-01-18
    soldstatus $70,000
42. 2005-07-22
    historical
43. 2005-04-18
    listed $79,000

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $2,082 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,904
• − Mortgage interest: −$7,562
• − Property taxes: −$2,082
• − Insurance: −$675
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,927
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,290/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+70.9% since first listed

35 events — show timeline

• 2026-04-28 Price Changed $135,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $135,000 REALCOMP
• 2026-04-02 Listed $145,000 REALCOMP
• 2026-04-02 Listed $145,000 MiRealSource-MiMLS
• 2026-04-01 Listed for Rent $1,500 APPFOLIO
• 2025-03-06 Rental Removed $1,500 APPFOLIO
• 2024-11-13 Listed for Rent $1,500 APPFOLIO
• 2024-08-23 Sold (MLS) $37,000 MiRealSource-MiMLS
• 2024-08-23 Sold (MLS) $37,000 REALCOMP
• 2024-08-14 Pending — MiRealSource-MiMLS
• 2024-08-14 Pending — REALCOMP
• 2024-07-11 Contingent — MiRealSource-MiMLS
• 2024-07-11 Contingent — REALCOMP
• 2024-06-10 Listed $47,500 MiRealSource-MiMLS
• 2024-06-10 Listed $47,500 REALCOMP
• 2024-06-03 Coming Soon $47,500 REALCOMP
• 2024-06-03 Coming Soon $47,500 MiRealSource-MiMLS
• 2012-10-02 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2012-10-01 Sold (MLS) $8,000 REALCOMP
• 2012-09-27 Listing Removed — MiRealSource-MiMLS
• 2012-09-10 Listing Removed — REALCOMP
• 2012-09-10 Listing Removed — MiRealSource-MiMLS
• 2012-09-10 Listed $8,000 REALCOMP
• 2012-09-10 Listed $8,000 MiRealSource-MiMLS
• 2012-08-14 Listed $9,100 REALCOMP
• 2012-08-13 Listing Removed — REALCOMP
• 2012-08-13 Listing Removed — MiRealSource-MiMLS
• 2012-08-13 Listing Removed — MiRealSource-MiMLS
• 2012-08-10 Listed $9,100 MiRealSource-MiMLS
• 2011-11-11 Listed $10,000 MiRealSource-MiMLS
• 2011-09-26 Listed $10,000 REALCOMP
• 2011-09-26 Listed $10,000 MiRealSource-MiMLS
• 2006-01-18 Sold (Public Records) $70,000 Public Records
• 2005-07-22 Listing Removed — REALCOMP
• 2005-04-18 Listed $79,000 REALCOMP

Property tax history

+2.6%/yr

Latest (2025): $2,082 · +102.1% YoY. Source: county tax records.