39865 Sylvia St · Harrison, MI 48045

$124,900

4 bd · 1.0 ba · 1,755 sqft · SingleFamily public records · 22 Days on market

Built 1946 0.50 ac lot

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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 +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks!! Great potential! Four bedroom spacious colonial with an attached garage on a half acre triangular fenced lot at a really great price!! Price reflects needed repairs and or updates. This is a project in progress. Kitchen with whte raised panel cabinets, apron front stainless steel sink and some appliances. Home appears to have some newer flooring and paint throughout. Bathroom with newer appearing vanity, top and marble tile floor and tub surround. Double wide driveway. Being sold strictly as-is. .. seller will do no cleanout nor any repairs. No FHA or VA offers please. All sizes and room descriptions shown are STRICTLY estimates. Information contained in this listing is deemed reliable but NOT guaranteed. .. .. .buyer or buyer's agent to verify all information. Seller will not consider offers where purchaser has not viewed the property first. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS.

Key facts

• 0.5 acre lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Attached garage with automatic opener; Approximately 1.5 garage spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum and vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.5 acre (dimensions 199 x 199 x 269); No pool

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Radiant heating; Ceiling fan(s); No central air
• Interior features: Dishwasher; Free-standing electric range; Microwave; Gas water heater; Crawl space basement; Seven total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.9% in Harrison — 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 65/100 on livability (#471 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime A-; Watch: schools D, amenities F, commute F.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $67k; list at $125k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.61%
• DSCR: 2.01
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $335,205
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39893 Duluth St	0.04mi	3/2.5 (-1)	1,809 (+3%)	10mo	$530,000	$293	74
39259 N Blom Dr	0.60mi	4/1.5	1,767 (+1%)	1mo	$330,000	$187	68
39925 Bridgeview St	0.36mi	4/1.0	1,613 (-8%)	5mo	$265,000	$164	66
39942 Bridgeview St	0.40mi	3/2.5 (-1)	1,752 (-0%)	13mo	$360,000	$205	59
39340 Hamon St	0.64mi	3/2.0 (-1)	1,736 (-1%)	5mo	$360,000	$207	55
39295 Long St	0.59mi	4/2.0	1,868 (+6%)	9mo	$369,900	$198	50
39852 Southpointe Ave	0.34mi	3/2.5 (-1)	1,988 (+13%)	5mo	$349,000	$176	47
39856 Elmite	0.73mi	4/2.5	1,870 (+7%)	6mo	$450,000	$241	44
39886 Shoreline Dr	0.47mi	3/2.0 (-1)	1,918 (+9%)	24mo	$366,000	$191	34
39345 Shoreline Dr	0.60mi	4/2.0	2,016 (+15%)	17mo	$323,000	$160	29
39479 N Blom Dr Dr	0.49mi	3/1.5 (-1)	2,018 (+15%)	22mo	$310,000	$154	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.36×
• Total profit: $12,511
• Equity at exit: $18,623

10-year hold

• IRR: 15.8%
• Equity multiple: 2.10×
• Total profit: $38,455
• Equity at exit: $10,799

Cash invested: $34,972 (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 48045

• Rents YoY: -0.3%
• Active inventory: 168
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $603

Break-even live

Break-even rent $1,201

Max offer price $124,900

Occupancy floor 64%

Sensitivity live

Price	-10% $674	-5% $639	+0% $603	+5% $568	+10% $533
Rent	-10% $448	-5% $526	+0% $603	+5% $681	+10% $759
Rate	-1.0pp $666	-0.5pp $635	base $603	+0.5pp $571	+1.0pp $538

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39675 Memory Ln Harrison Township, MI	4.0	2.0	2000	$2,200	$1.10	5d	1	0.32mi

Listing history 36 events

1. 2026-06-18
   days on market $124,900 Active 22 DOM
2. 2026-06-17
   days on market $124,900 Active 21 DOM
3. 2026-06-16
   days on market $124,900 Active 20 DOM
4. 2026-06-15
   days on market $124,900 Active 19 DOM
5. 2026-06-13
   days on market $124,900 Active 17 DOM
6. 2026-06-13
   days on market $124,900 Active 16 DOM
7. 2026-06-09
   days on market $124,900 Active 13 DOM
8. 2026-06-08
   days on market $124,900 Active 12 DOM
9. 2026-06-07
   days on market $124,900 Active 11 DOM
10. 2026-06-04
    days on market $124,900 Active 8 DOM
11. 2026-06-03
    days on market $124,900 Active 7 DOM
12. 2026-06-02
    days on market $124,900 Active 6 DOM
13. 2026-06-01
    days on market $124,900 Active 5 DOM
14. 2026-05-31
    days on market $124,900 Active 4 DOM
15. 2026-05-27
    listed $124,900 Active

    Show marketing remark (1024 chars)

    Opportunity knocks!! Great potential! Four bedroom spacious colonial with an attached garage on a half acre triangular fenced lot at a really great price!! Price reflects needed repairs and or updates. This is a project in progress. Kitchen with whte raised panel cabinets, apron front stainless steel sink and some appliances. Home appears to have some newer flooring and paint throughout. Bathroom with newer appearing vanity, top and marble tile floor and tub surround. Double wide driveway. Being sold strictly as-is. .. seller will do no cleanout nor any repairs. No FHA or VA offers please. All sizes and room descriptions shown are STRICTLY estimates. Information contained in this listing is deemed reliable but NOT guaranteed. .. .. .buyer or buyer's agent to verify all information. Seller will not consider offers where purchaser has not viewed the property first. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS.

16. 2026-05-27
    listed $124,900 Active 1024-char remark

    Show marketing remark (1024 chars)

    Opportunity knocks!! Great potential! Four bedroom spacious colonial with an attached garage on a half acre triangular fenced lot at a really great price!! Price reflects needed repairs and or updates. This is a project in progress. Kitchen with whte raised panel cabinets, apron front stainless steel sink and some appliances. Home appears to have some newer flooring and paint throughout. Bathroom with newer appearing vanity, top and marble tile floor and tub surround. Double wide driveway. Being sold strictly as-is. .. seller will do no cleanout nor any repairs. No FHA or VA offers please. All sizes and room descriptions shown are STRICTLY estimates. Information contained in this listing is deemed reliable but NOT guaranteed. .. .. .buyer or buyer's agent to verify all information. Seller will not consider offers where purchaser has not viewed the property first. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS.

17. 2015-10-26
    soldstatus $67,000
18. 2015-10-05
    soldstatus $67,000 Sold 92-char remark

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

19. 2015-10-05
    soldstatus $67,000 Closed

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

20. 2015-08-20
    historical 92-char remark

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

21. 2015-08-20
    status Pending

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

22. 2015-08-17
    price $65,000

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

23. 2015-08-17
    price $65,000 92-char remark

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

24. 2015-07-15
    status Active 92-char remark

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

25. 2015-07-15
    status Back on Market

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

26. 2015-07-07
    status Pending

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

27. 2015-07-07
    historical 92-char remark

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

28. 2015-07-01
    listed $74,900 Active 92-char remark

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

29. 2015-07-01
    listed $74,900 Active

    Show marketing remark (92 chars)

    CUTE STARTER HOME WITH LARGE FENCED YARD WITH TRIANGULAR LOT! 1/2 ACRE. IMMEDIATE OCCUPANCY.

30. 2009-05-29
    soldstatus $35,000
31. 2009-05-29
    soldstatus $35,000
32. 2009-04-23
    historical
33. 2009-02-12
    listed $35,000
34. 2009-02-11
    listed $35,000
35. 1992-07-30
    soldstatus $80,000
36. 1992-05-04
    soldstatus $23,500

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,578
• − Mortgage interest: −$6,996
• − Property taxes: −$2,236
• − Insurance: −$1,291
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$3,633
• Taxable income: $5,649
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,884/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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — Harrison

• Score: 65/100
• State rank: #471
• US rank: #13368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,061
• Household income: $80,366
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 701.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 14% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -271.52%
• Current HPI: 175.0732
• Rent YoY: ▼ -0.33%
• 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

+431.5% since first listed

22 events — show timeline

• 2026-05-27 Listed $124,900 REALCOMP
• 2026-05-27 Listed $124,900 MiRealSource-MiMLS
• 2015-10-26 Sold (Public Records) $67,000 Public Records
• 2015-10-05 Sold (MLS) $67,000 MiRealSource-MiMLS
• 2015-10-05 Sold (MLS) $67,000 REALCOMP
• 2015-08-20 Listing Removed — REALCOMP
• 2015-08-20 Pending — MiRealSource-MiMLS
• 2015-08-17 Price Changed $65,000 MiRealSource-MiMLS
• 2015-08-17 Price Changed $65,000 REALCOMP
• 2015-07-15 Relisted — REALCOMP
• 2015-07-15 Relisted — MiRealSource-MiMLS
• 2015-07-07 Pending — MiRealSource-MiMLS
• 2015-07-07 Listing Removed — REALCOMP
• 2015-07-01 Listed $74,900 REALCOMP
• 2015-07-01 Listed $74,900 MiRealSource-MiMLS
• 2009-05-29 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2009-05-29 Sold (MLS) $35,000 REALCOMP
• 2009-04-23 Listing Removed — MiRealSource-MiMLS
• 2009-02-12 Listed $35,000 REALCOMP
• 2009-02-11 Listed $35,000 MiRealSource-MiMLS
• 1992-07-30 Sold (Public Records) $80,000 Public Records
• 1992-05-04 Sold (Public Records) $23,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,236 · +6.4% YoY. Source: county tax records.