5718 Fenton St · Dearborn Heights, MI 48127

$175,000

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 5 Days on market

Built 1937 5,663 sqft lot Est $227k · 23% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.9/10.0
• 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

WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

Key facts

• Formal dining room
• Large patio
• 1st floor laundry

Tags

• LARGE UPDATED KITCHEN
• WALK IN PANTRY
• 1ST FLOOR LAUNDRY
• FORMAL DINING ROOM
• LARGE PATIO
• DEEP YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.0% 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; 10 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 41% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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 $1k; list at $175k implies a 15809% 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 $175,000

Questions for the listing agent

1. Built in 1937 — 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: 1.19% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $227,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6015 Mayburn St W	0.21mi	4/1.0	1,256 (-6%)	5mo	$149,000	$119	75
6180 Colonial St	0.34mi	3/1.0 (-1)	1,367 (+2%)	5mo	$240,000	$176	72
2213 N Waverly St	0.34mi	3/1.0 (-1)	1,328 (-1%)	8mo	$250,000	$188	71
6043 N Vernon St	0.17mi	3/1.0 (-1)	1,250 (-7%)	9mo	$175,000	$140	68
1340 N Franklin St	0.56mi	3/2.0 (-1)	1,348 (+0%)	6mo	$325,000	$241	59
6039 N Silvery Ln	0.34mi	3/1.0 (-1)	1,500 (+12%)	4mo	$200,000	$133	56
2211 Drexel St	0.20mi	3/2.0 (-1)	1,180 (-12%)	8mo	$251,000	$213	55
1808 N Melborn St	0.64mi	3/1.0 (-1)	1,264 (-6%)	6mo	$275,000	$218	50
23621 Lawrence Ave	0.61mi	3/2.0 (-1)	1,446 (+8%)	2mo	$245,000	$169	48
1846 N Gulley Rd	0.57mi	3/2.0 (-1)	1,458 (+8%)	3mo	$200,000	$137	48
6607 Drexel St	0.58mi	4/2.0	1,509 (+12%)	8mo	$247,000	$164	42
6881 N Vernon St	0.70mi	3/1.5 (-1)	1,518 (+13%)	3mo	$217,000	$143	36

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-8,069
• Equity at exit: $26,093

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $5,474
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$918
• Tax from tax record: −$250 /mo · $2,999/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $401

Break-even live

Break-even rent $1,570

Max offer price $175,000

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	43d	1	0.80mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.82mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	17d	1	0.89mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	0.94mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	1d	1	1.06mi
521 N Martha St Dearborn, MI	5.0	2.0	1800	$3,150	$1.75	43d	1	1.20mi
1830 Belmont St Dearborn, MI	3.0	1.5	1762	$2,500	$1.42	44d	1	1.23mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	1d	1	1.34mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	1.37mi
6810 Rosemary St Dearborn Heights, MI	3.0	1.5	1700	$2,000	$1.18	1d	1	1.47mi

Listing history 19 events

1. 2026-02-02
   status Pending 434-char remark

   Show marketing remark (434 chars)

   WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

2. 2026-02-02
   status Pending 434-char remark

   Show marketing remark (434 chars)

   WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

3. 2026-02-02
   status Pending

   Show marketing remark (434 chars)

   WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

4. 2026-01-28
   listed $175,000 Active 434-char remark

   Show marketing remark (434 chars)

   WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

5. 2026-01-28
   listed $175,000 Active 434-char remark

   Show marketing remark (434 chars)

   WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

6. 2026-01-28
   listed $175,000 Active

   Show marketing remark (434 chars)

   WELCOME HOME!! SUPER CLEAN 4 BEDROOM WITH BONUS ROOM! LARGE LIVING ROOM, 1ST FLOOR LAUNDRY, FORMAL DINING ROOM, LARGE UPDATED KITCHEN WITH WALK IN PANTRY, 1ST FLOOR BEDROOM HAS OFFICE AREA, COULD BE LARGE MASTER BEDROOM, 2 1/2 CAR GARAGE, LARGE PATIO, DEEP YARD, LARGE COVERED FRONT PORCH! GREAT LOCATION, CLOSE TO FREEWAYS, SHOPPINGM FOOD ECT. SELLER PROVIDING C OF O, THIS GEM WONT LAST LONG! EMAIL ALL OFFERS TO STACEY@LIVEGPM. COM

7. 2015-07-15
   soldstatus $1,100
8. 2015-05-14
   historical
9. 2015-04-08
   listed $1,100
10. 2015-02-13
    soldstatus $60,000 Sold
11. 2015-02-06
    soldstatus $60,000
12. 2015-02-06
    soldstatus $60,000
13. 2015-02-03
    historical
14. 2015-01-26
    historical
15. 2014-12-26
    status Active
16. 2014-12-26
    historical
17. 2014-12-05
    listed $69,700
18. 2014-12-05
    listed $69,700
19. 2014-12-02
    listed $69,700 Active

ⓘ 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: $2,999 · $250/mo
• Projected year-2 tax: $2,999 · $250/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 ≥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: $24,929
• − Mortgage interest: −$9,803
• − Property taxes: −$2,999
• − Insurance: −$875
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$5,091
• Taxable income: $2,173
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $4,286/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

+151.1% since first listed

19 events — show timeline

• 2026-02-02 Pending — REALCOMP
• 2026-02-02 Pending — MiRealSource-MiMLS
• 2026-02-02 Pending — SW Michigan MLS
• 2026-01-28 Listed $175,000 SW Michigan MLS
• 2026-01-28 Listed $175,000 MiRealSource-MiMLS
• 2026-01-28 Listed $175,000 REALCOMP
• 2015-07-15 Sold (MLS) $1,100 MiRealSource-MiMLS
• 2015-05-14 Listing Removed — MiRealSource-MiMLS
• 2015-04-08 Listed $1,100 MiRealSource-MiMLS
• 2015-02-13 Sold (MLS) $60,000 REALCOMP
• 2015-02-06 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2015-02-06 Sold (MLS) $60,000 REALCOMP
• 2015-02-03 Listing Removed — MiRealSource-MiMLS
• 2015-01-26 Listing Removed — REALCOMP
• 2014-12-26 Relisted — REALCOMP
• 2014-12-26 Listing Removed — REALCOMP
• 2014-12-05 Listed $69,700 MiRealSource-MiMLS
• 2014-12-05 Listed $69,700 REALCOMP
• 2014-12-02 Listed $69,700 REALCOMP

Property tax history

+5.7%/yr

Latest (2025): $2,999 · -27.6% YoY. Source: county tax records.