202 Tyler St · Highland Park, MI 48203

$77,600

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 1 Days on market

Built 1914 5,227 sqft lot $54/sqft · 60% above area ↓ 46% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1914

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

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; 26 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).
• This rent runs 43% of the median local income ($38k/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 $537 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600

Questions for the listing agent

1. Built in 1914 — 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 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?
4. 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?
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: 1.77% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.29%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (median comp): $48,602
• List price: $77,600
• Delta: 59.68%
• 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	0.14mi	3/2.5	1,404 (-2%)	1mo	$139,000	$99	83
186 Tyler St	0.03mi	3/1.5	1,428 (-0%)	19mo	$91,000	$64	80
219 Waverly St	0.05mi	3/1.0	1,557 (+8%)	6mo	$145,000	$93	79
199 Waverly St	0.03mi	3/1.0	1,324 (-8%)	11mo	$35,000	$26	77
134 Tyler St	0.13mi	4/1.0 (+1)	1,280 (-11%)	4mo	$28,000	$22	68
189 Tuxedo St	0.67mi	3/1.0	1,425 (-1%)	4mo	$25,000	$18	65
63 Tyler St	0.27mi	3/2.0	1,610 (+12%)	14mo	$220,000	$137	51
1568 Highland St	0.55mi	4/2.0 (+1)	1,344 (-6%)	6mo	$65,000	$48	50
1689 Tyler St	0.59mi	3/1.5	1,260 (-12%)	6mo	$77,300	$61	45
1563 W Buena Vista St	0.45mi	2/1.0 (-1)	1,312 (-9%)	18mo	$52,000	$40	44
1981 Leslie St	0.74mi	3/1.5	1,518 (+6%)	13mo	$50,000	$33	43
53 Richton St	0.55mi	3/1.0	1,602 (+12%)	16mo	$20,000	$12	42

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $23,527
• Equity at exit: $11,570

10-year hold

• IRR: 33.8%
• Equity multiple: 4.08×
• Total profit: $67,006
• Equity at exit: $6,709

Cash invested: $21,728 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$407
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $567

Break-even live

Break-even rent $660

Max offer price $77,600

Occupancy floor 54%

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: $19,400
• Closing costs: $2,328
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.34mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	43d	1	0.43mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	19d	1	0.66mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	4d	1	0.66mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.68mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	0.76mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.82mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	16d	1	0.91mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	24d	1	0.96mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	14d	1	1.01mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	1.01mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	1.01mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	1.10mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	1.11mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	1.11mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	14d	1	1.15mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	1.21mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.22mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	1.22mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.26mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.34mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	1.39mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	1.44mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	1.48mi
70 Clairmount Ave Unit 2B Detroit, MI	2.0	1.0	955	$1,400	$1.47	2d	1	1.48mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   remarks 408-char remark
2. 2026-06-18
   pricedays on marketlisting id $77,600 Active 1 DOM
3. 2026-06-04
   days on market $77,608 Active 174 DOM
4. 2026-06-03
   days on market $77,608 Active 173 DOM
5. 2026-06-02
   days on market $77,608 Active 172 DOM
6. 2026-06-01
   days on market $77,608 Active 171 DOM
7. 2026-05-31
   days on market $77,608 Active 170 DOM
8. 2026-05-19
   price $77,608 242-char remark

   Show marketing remark (242 chars)

   Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

9. 2026-05-18
   price $77,608 242-char remark

   Show marketing remark (242 chars)

   Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

10. 2026-03-27
    status Active 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

11. 2026-03-26
    historical 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

12. 2026-03-21
    price $79,900 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

13. 2026-03-21
    price $79,900 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

14. 2026-02-22
    price $88,900 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

15. 2026-02-21
    price $88,900 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

16. 2025-12-11
    listed $89,400 Active 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

17. 2025-12-11
    listed $89,400 Active 242-char remark

    Show marketing remark (242 chars)

    Your opportunity to have this well-appointed 2-story home. Garage. Great for homeowners or investors. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

18. 2019-11-14
    soldstatus $143,000

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,090 · $91/mo
• Expected delta: +$105/yr (+$9/mo · 10.6%)

ⓘ 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 ≥97°F today · 14 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: $16,528
• − Mortgage interest: −$4,347
• − Property taxes: −$986
• − Insurance: −$388
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,257
• Taxable income: $5,905
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,383/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

-45.7% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $77,608 MiRealSource-MiMLS
• 2026-05-18 Price Changed $77,608 REALCOMP
• 2026-03-27 Relisted — REALCOMP
• 2026-03-26 Listing Removed — REALCOMP
• 2026-03-21 Price Changed $79,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $79,900 REALCOMP
• 2026-02-22 Price Changed $88,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $88,900 REALCOMP
• 2025-12-11 Listed $89,400 REALCOMP
• 2025-12-11 Listed $89,400 MiRealSource-MiMLS
• 2019-11-14 Sold (Public Records) $143,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $986 · -18.5% YoY. Source: county tax records.