4165 Westpoint St · Dearborn Heights, MI 48125

$155,900

3 bd · 1.0 ba · 847 sqft · SingleFamily public records · 5 Days on market

Built 1943 6,098 sqft lot Est $147k · 6% over

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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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• ARV discount +4.9/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and Best Due Sunday 4/26 9 pm, All offers will be reviewed Monday. Move-in ready 3-bedroom bungalow with extensive updates and modern finishes! This beautifully maintained home features refinished hardwood floors, fresh interior paint, and abundant natural light throughout. The updated kitchen offers stylish butcher block countertops, modern cabinetry, and great functionality - perfect for everyday living and entertaining. The renovated full bathroom provides a clean, contemporary feel. The upstairs bedroom features built-in dressers, adding unique character and convenient storage. The unfinished basement offers excellent potential for additional living space, a home gym, or extra storage. Step outside to a spacious backyard, perfect for relaxing, entertaining, gardening, or creating your own outdoor oasis. Provides a great space for patio furniture or gatherings. Major mechanical and exterior updates include NEW furnace, central A/C, hot water heater, electrical service, roof, driveway, and backyard cement providing peace of mind for years to come. Low-maintenance vinyl siding enhances curb appeal. Ideally located close to freeways, shopping, dining, and everyday amenities, making commuting and errands a breeze. Perfect for first-time homebuyers, downsizers, or investors seeking a turnkey property with strong value and long-term potential. BATVAI

Key facts

• Modern cabinetry
• Unfinished basement
• Built-in dressers

Tags

• REFINISHED HARDWOOD FLOORS
• BUTCHER BLOCK COUNTERTOPS
• MODERN CABINETRY
• RENOVATED FULL BATHROOM
• BUILT-IN DRESSERS
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Cap rate 8.3% 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 Heights School District #7 (suburban): math 13% / reading 26% proficiency, ranked #466 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 ($60k/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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,900

Questions for the listing agent

1. Built in 1943 — 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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $147,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4165 Westpoint St	0.00mi	3/1.0	847 (0%)	1mo	$170,000	$201	99
4140 Syracuse St	0.10mi	3/1.0	860 (+2%)	2mo	$150,000	$174	91
24301 Stanford St	0.24mi	2/1.0 (-1)	824 (-3%)	2mo	$155,000	$188	78
4474 Syracuse St	0.16mi	3/1.0	768 (-9%)	1mo	$165,000	$215	76
4901 Cornell St	0.32mi	2/1.0 (-1)	819 (-3%)	3mo	$92,150	$113	72
23245 Annapolis St	0.42mi	2/1.0 (-1)	870 (+3%)	1mo	$150,000	$172	70
24304 Carlysle St	0.41mi	2/1.0 (-1)	895 (+6%)	2mo	$137,000	$153	65
25038 Annapolis St	0.65mi	2/1.0 (-1)	841 (-1%)	1mo	$125,000	$149	63
24426 Lehigh St	0.36mi	4/1.0 (+1)	922 (+9%)	1mo	$165,000	$179	62
25037 Hopkins St	0.64mi	2/1.0 (-1)	812 (-4%)	2mo	$159,900	$197	56
25046 Andover Dr	0.65mi	3/1.0	910 (+7%)	3mo	$140,000	$154	55
25036 Colgate St	0.63mi	3/1.0	945 (+12%)	1mo	$85,000	$90	50

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,076
• Equity at exit: $23,245

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $6,524
• Equity at exit: $13,479

Cash invested: $43,652 (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 48125

• Rents YoY: 2.0%
• Active inventory: 137
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$818
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $263

Break-even live

Break-even rent $1,237

Max offer price $155,900

Occupancy floor 78%

Sensitivity live

Price	-10% $351	-5% $307	+0% $263	+5% $219	+10% $175
Rent	-10% $139	-5% $201	+0% $263	+5% $325	+10% $387
Rate	-1.0pp $341	-0.5pp $303	base $263	+0.5pp $222	+1.0pp $181

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	15d	1	0.14mi
4518 Madison St Dearborn Heights, MI	3.0	1.0	847	$1,200	$1.42	0d	1	0.23mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	0.29mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	0.42mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	0.48mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	0d	1	0.52mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	0.60mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	0.76mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	0.82mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	0.82mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	0d	1	0.85mi
2825 Queen St Dearborn, MI	2.0	1.0	1000	$1,299	$1.30	44d	1	0.94mi
3620 Monroe St Dearborn, MI	3.0	2.0	1100	$1,800	$1.64	11d	1	0.98mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	1.06mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.07mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	1.09mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.24mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	0d	1	1.24mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	1.29mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.31mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	18d	1	1.31mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.32mi
21337 Audette St Dearborn, MI	3.0	1.0	964	$1,850	$1.92	44d	1	1.45mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.45mi
20728 Carlysle St Dearborn, MI	3.0	1.0	1087	$1,850	$1.70	0d	1	1.49mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	1.49mi

Listing history 4 events

1. 2026-04-28
   status Pending 1377-char remark

   Show marketing remark (1377 chars)

   Highest and Best Due Sunday 4/26 9 pm, All offers will be reviewed Monday. Move-in ready 3-bedroom bungalow with extensive updates and modern finishes! This beautifully maintained home features refinished hardwood floors, fresh interior paint, and abundant natural light throughout. The updated kitchen offers stylish butcher block countertops, modern cabinetry, and great functionality - perfect for everyday living and entertaining. The renovated full bathroom provides a clean, contemporary feel. The upstairs bedroom features built-in dressers, adding unique character and convenient storage. The unfinished basement offers excellent potential for additional living space, a home gym, or extra storage. Step outside to a spacious backyard, perfect for relaxing, entertaining, gardening, or creating your own outdoor oasis. Provides a great space for patio furniture or gatherings. Major mechanical and exterior updates include NEW furnace, central A/C, hot water heater, electrical service, roof, driveway, and backyard cement providing peace of mind for years to come. Low-maintenance vinyl siding enhances curb appeal. Ideally located close to freeways, shopping, dining, and everyday amenities, making commuting and errands a breeze. Perfect for first-time homebuyers, downsizers, or investors seeking a turnkey property with strong value and long-term potential. BATVAI

2. 2026-04-27
   status Pending
3. 2026-04-22
   listed $155,900 Active 1377-char remark

   Show marketing remark (1377 chars)

   Highest and Best Due Sunday 4/26 9 pm, All offers will be reviewed Monday. Move-in ready 3-bedroom bungalow with extensive updates and modern finishes! This beautifully maintained home features refinished hardwood floors, fresh interior paint, and abundant natural light throughout. The updated kitchen offers stylish butcher block countertops, modern cabinetry, and great functionality - perfect for everyday living and entertaining. The renovated full bathroom provides a clean, contemporary feel. The upstairs bedroom features built-in dressers, adding unique character and convenient storage. The unfinished basement offers excellent potential for additional living space, a home gym, or extra storage. Step outside to a spacious backyard, perfect for relaxing, entertaining, gardening, or creating your own outdoor oasis. Provides a great space for patio furniture or gatherings. Major mechanical and exterior updates include NEW furnace, central A/C, hot water heater, electrical service, roof, driveway, and backyard cement providing peace of mind for years to come. Low-maintenance vinyl siding enhances curb appeal. Ideally located close to freeways, shopping, dining, and everyday amenities, making commuting and errands a breeze. Perfect for first-time homebuyers, downsizers, or investors seeking a turnkey property with strong value and long-term potential. BATVAI

4. 2026-04-22
   listed $155,900 Active

   Show marketing remark (1377 chars)

   Highest and Best Due Sunday 4/26 9 pm, All offers will be reviewed Monday. Move-in ready 3-bedroom bungalow with extensive updates and modern finishes! This beautifully maintained home features refinished hardwood floors, fresh interior paint, and abundant natural light throughout. The updated kitchen offers stylish butcher block countertops, modern cabinetry, and great functionality - perfect for everyday living and entertaining. The renovated full bathroom provides a clean, contemporary feel. The upstairs bedroom features built-in dressers, adding unique character and convenient storage. The unfinished basement offers excellent potential for additional living space, a home gym, or extra storage. Step outside to a spacious backyard, perfect for relaxing, entertaining, gardening, or creating your own outdoor oasis. Provides a great space for patio furniture or gatherings. Major mechanical and exterior updates include NEW furnace, central A/C, hot water heater, electrical service, roof, driveway, and backyard cement providing peace of mind for years to come. Low-maintenance vinyl siding enhances curb appeal. Ideally located close to freeways, shopping, dining, and everyday amenities, making commuting and errands a breeze. Perfect for first-time homebuyers, downsizers, or investors seeking a turnkey property with strong value and long-term potential. BATVAI

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,770 · $148/mo
• Expected delta: +$631/yr (+$53/mo · 55.4%)

ⓘ 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: $18,840
• − Mortgage interest: −$8,733
• − Property taxes: −$1,139
• − Insurance: −$780
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,535
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $3,001/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: Dearborn Heights School District #7
• NCES district ID: 2611610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,468
• Composite: 17.21/100
• National rank: #9101
• State rank: #466 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): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

4 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-22 Listed $155,900 REALCOMP
• 2026-04-22 Listed $155,900 MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $1,139 · -26.9% YoY. Source: county tax records.