5280 Williamson St · Dearborn, MI 48126

$210,000

4 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 8 Days on market

Built 1924 3,485 sqft lot $161/sqft · 46% above area Est $237k · 11% under

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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 +14.2/30.0
• ARV discount +12.7/15.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO LAND CONTRACT!!!

Key facts

• 3,485 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Porch; Paved road access

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Finished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $34 ($404/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 $179k (14.9% below list).
• Recommended offer: $179k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Dearborn — 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 80/100 on livability (#84 in MI, #1,904 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-.
• Dearborn City School District (urban): math 26% / reading 39% proficiency, ranked #325 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.2%/yr); 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,787/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 2742% 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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 27y 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 $120k; list at $210k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,651 (14.9% below list)

Questions for the listing agent

1. Built in 1924 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $237,157
• List price: $210,000
• Delta: -11.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5045 Kenilworth St	0.23mi	3/1.0 (-1)	1,260 (-4%)	2mo	$140,000	$111	77
5452 Maple St	0.18mi	3/2.0 (-1)	1,230 (-6%)	5mo	$300,000	$244	68
5210 Maple St	0.18mi	3/1.0 (-1)	1,464 (+12%)	1mo	$190,000	$130	66
5485 Steadman St	0.42mi	3/1.5 (-1)	1,361 (+4%)	3mo	$208,000	$153	64
5444 Kenilworth St	0.13mi	3/1.0 (-1)	1,500 (+15%)	2mo	$205,000	$137	63
4757 Roemer St	0.40mi	3/1.5 (-1)	1,384 (+6%)	10mo	$260,000	$188	57
5933 Williamson St	0.41mi	4/2.0	1,192 (-9%)	9mo	$212,000	$178	55
4315 Bingham St	0.60mi	3/1.0 (-1)	1,216 (-7%)	2mo	$185,000	$152	54
14401 Wellesley St	0.51mi	3/1.0 (-1)	1,152 (-12%)	1mo	$263,000	$228	50
5439 Hartwell St	0.57mi	3/1.5 (-1)	1,176 (-10%)	3mo	$160,000	$136	47
4564 Chovin St	0.71mi	4/2.0	1,400 (+7%)	9mo	$340,000	$243	44
4400 Lapham St	0.67mi	3/2.0 (-1)	1,432 (+10%)	8mo	$282,000	$197	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-22,460
• Equity at exit: $31,312

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $26,102
• Equity at exit: $18,157

Cash invested: $58,800 (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 48126

• Rents YoY: 13.2%
• Active inventory: 102
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $34

Break-even live

Break-even rent $1,744

Max offer price $210,000

Occupancy floor 93%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5250 Calhoun St Dearborn, MI	3.0	1.0	1400	$1,300	$0.93	24d	1	0.33mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	43d	1	1.40mi
15630 Middlebury Dr Dearborn, MI	3.0	1.0–2.5	983	$2,190	$2.23	1d	22	1.42mi

Listing history 15 events

1. 2026-05-14
   status Pending 19-char remark

   Show marketing remark (19 chars)

   NO LAND CONTRACT!!!

2. 2026-05-14
   status Pending 19-char remark

   Show marketing remark (19 chars)

   NO LAND CONTRACT!!!

3. 2026-05-06
   listed $210,000 Active 19-char remark

   Show marketing remark (19 chars)

   NO LAND CONTRACT!!!

4. 2026-05-06
   listed $210,000 Active 19-char remark

   Show marketing remark (19 chars)

   NO LAND CONTRACT!!!

5. 2011-01-08
   historical
6. 2011-01-08
   historical
7. 2010-10-30
   listed $59,900
8. 2010-10-30
   listed $59,900
9. 2004-07-12
   soldstatus $120,000
10. 2004-04-15
    soldstatus $120,000
11. 2003-12-16
    listed $124,900
12. 1999-05-13
    soldstatus $91,000
13. 1999-04-12
    soldstatus $91,000
14. 1999-03-15
    listed $92,000
15. 1993-04-08
    soldstatus $56,068

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: +$484/yr (+$40/mo · 21.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,438
• − Mortgage interest: −$11,763
• − Property taxes: −$2,267
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$6,109
• Taxable loss: −$3,181
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $1,168/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 City School District
• NCES district ID: 2611600
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $46,884
• Composite: 27.93/100
• National rank: #6864
• State rank: #325 of 540 in MI

Livability — Dearborn

• Score: 80/100
• State rank: #84
• US rank: #1904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn, MI
• County: Wayne County · 1,562,939 people
• City population: 86,476
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 51,997
• Household income: $42,140
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2742.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Arab 8% Romanian 2% Armenian 1%
• Foreign-born: 43% · Canada, South Korea
• Languages at home: 26% English-only · Arabic 70% Other Indo-European 2% Spanish 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: ▼ -266.09%
• Current HPI: 241.0732
• Rent YoY: ▲ 13.15%
• 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

+274.5% since first listed

15 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-06 Listed $210,000 REALCOMP
• 2026-05-06 Listed $210,000 MiRealSource-MiMLS
• 2011-01-08 Listing Removed — REALCOMP
• 2011-01-08 Listing Removed — MiRealSource-MiMLS
• 2010-10-30 Listed $59,900 REALCOMP
• 2010-10-30 Listed $59,900 MiRealSource-MiMLS
• 2004-07-12 Sold (Public Records) $120,000 Public Records
• 2004-04-15 Sold (MLS) $120,000 REALCOMP
• 2003-12-16 Listed $124,900 REALCOMP
• 1999-05-13 Sold (Public Records) $91,000 Public Records
• 1999-04-12 Sold (MLS) $91,000 REALCOMP
• 1999-03-15 Listed $92,000 REALCOMP
• 1993-04-08 Sold (Public Records) $56,068 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,267 · +2.3% YoY. Source: county tax records.