6198 Mayburn St · Dearborn Heights, MI 48127

$185,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 44 Days on market

Built 1964 5,227 sqft lot $190/sqft · at area comps Est $176k · at est.

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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 +11.9/30.0
• ARV discount +5.3/15.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 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 TO THIS WELL-MAINTAINED 3-BEDROOM BRICK RANCH LOCATED IN THE HEART OF DEARBORN HEIGHTS! THIS PROPERTY OFFERS A RARE OPPORTUNITY FOR BOTH HOMEOWNERS AND INVESTORS, WITH POTENTIAL FUTURE COMMERCIAL USE (BUYER TO VERIFY), CONVENIENTLY LOCATED ADJACENT TO A MEDICAL OFFICE. THIS HOME FEATURES UPDATED FLOORING THROUGHOUT, A BEAUTIFULLY RENOVATED KITCHEN WITH GRANITE COUNTERTOPS, AND A MODERNIZED BATHROOM. THE FUNCTIONAL LAYOUT MAKES IT A PERFECT STARTER HOME OR A GREAT ADDITION TO ANY INVESTMENT PORTFOLIO. PRIME LOCATION NEAR SHOPPING, DINING, AND MAJOR ROADS, OFFERING BOTH COMFORT AND LONG-TERM UPSIDE. DON'T MISS THIS UNIQUE OPPORTUNITY!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Brick exterior
• Construction: Slab foundation
• Exterior features: Paved road access; Pets not allowed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 6 total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-49 ($-582/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (7.9% below list).
• Recommended offer: $170k (7.9% below list) — sets the bar for 1% rule.

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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $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

• It's been on market 44 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $185k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $170,459 (7.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (median comp): $176,431
• List price: $185,000
• Delta: 10.47%
• 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
6556 Drexel St	0.23mi	3/1.0	988 (+1%)	1mo	$230,000	$233	86
6564 N Waverly St	0.26mi	3/1.0	1,014 (+4%)	2mo	$160,000	$158	80
6627 Mayburn St	0.29mi	3/1.0	960 (-2%)	5mo	$160,000	$167	80
6523 N Vernon St	0.24mi	3/1.5	1,007 (+3%)	7mo	$247,000	$245	75
6953 N Vernon St	0.49mi	3/1.0	1,006 (+3%)	1mo	$190,000	$189	71
24903 Hass St	0.40mi	3/1.5	999 (+2%)	5mo	$255,000	$255	71
5955 N Silvery Ln	0.51mi	2/1.0 (-1)	975 (0%)	4mo	$224,900	$231	68
6822 N Lafayette St	0.42mi	3/1.0	1,080 (+11%)	0mo	$150,000	$139	62
5939 Robindale Ave	0.57mi	3/1.0	900 (-8%)	4mo	$190,000	$211	57
5651 Fenton St	0.44mi	2/1.0 (-1)	848 (-13%)	2mo	$145,000	$171	52
5763 N Silvery Ln	0.54mi	3/1.0	1,110 (+14%)	2mo	$153,000	$138	50
6165 Nightingale St	0.60mi	2/1.0 (-1)	864 (-11%)	1mo	$150,000	$174	47

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-37,301
• Equity at exit: $27,584

10-year hold

• IRR: -23.3%
• Equity multiple: -0.02×
• Total profit: $-52,935
• Equity at exit: $15,995

Cash invested: $51,800 (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 48127

• Rents YoY: 0.4%
• Active inventory: 143
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$970
• Tax from tax record: −$348 /mo · $4,175/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-49

Break-even live

Break-even rent $1,766

Max offer price $176,429

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $4	+0% $-49	+5% $-101	+10% $-153
Rent	-10% $-183	-5% $-116	+0% $-49	+5% $19	+10% $86
Rate	-1.0pp $45	-0.5pp $-1	base $-49	+0.5pp $-96	+1.0pp $-145

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	44d	1	0.75mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	18d	1	0.75mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	0.75mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	18d	1	0.79mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	0d	1	0.80mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	22d	1	0.88mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	3d	1	0.99mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	0d	1	1.03mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.03mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	44d	1	1.28mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	1.28mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	25d	1	1.38mi

Listing history 31 events

1. 2026-06-18
   days on market $185,000 Active 44 DOM
2. 2026-06-17
   pricedays on market $185,000 Active 43 DOM
3. 2026-06-16
   days on market $194,900 Active 42 DOM

   Show marketing remark (648 chars)

   WELCOME TO THIS WELL-MAINTAINED 3-BEDROOM BRICK RANCH LOCATED IN THE HEART OF DEARBORN HEIGHTS! THIS PROPERTY OFFERS A RARE OPPORTUNITY FOR BOTH HOMEOWNERS AND INVESTORS, WITH POTENTIAL FUTURE COMMERCIAL USE (BUYER TO VERIFY), CONVENIENTLY LOCATED ADJACENT TO A MEDICAL OFFICE. THIS HOME FEATURES UPDATED FLOORING THROUGHOUT, A BEAUTIFULLY RENOVATED KITCHEN WITH GRANITE COUNTERTOPS, AND A MODERNIZED BATHROOM. THE FUNCTIONAL LAYOUT MAKES IT A PERFECT STARTER HOME OR A GREAT ADDITION TO ANY INVESTMENT PORTFOLIO. PRIME LOCATION NEAR SHOPPING, DINING, AND MAJOR ROADS, OFFERING BOTH COMFORT AND LONG-TERM UPSIDE. DON'T MISS THIS UNIQUE OPPORTUNITY!

4. 2026-06-15
   days on market $194,900 Active 41 DOM
5. 2026-06-13
   days on market $194,900 Active 39 DOM
6. 2026-06-13
   days on market $194,900 Active 38 DOM
7. 2026-06-09
   days on market $194,900 Active 35 DOM
8. 2026-06-08
   days on market $194,900 Active 34 DOM
9. 2026-06-07
   days on market $194,900 Active 33 DOM
10. 2026-06-04
    days on market $194,900 Active 30 DOM
11. 2026-06-03
    days on market $194,900 Active 29 DOM
12. 2026-06-02
    days on market $194,900 Active 28 DOM
13. 2026-06-01
    days on market $194,900 Active 27 DOM
14. 2026-05-31
    days on market $194,900 Active 26 DOM
15. 2026-05-05
    listed $194,900 Active 648-char remark

    Show marketing remark (648 chars)

    WELCOME TO THIS WELL-MAINTAINED 3-BEDROOM BRICK RANCH LOCATED IN THE HEART OF DEARBORN HEIGHTS! THIS PROPERTY OFFERS A RARE OPPORTUNITY FOR BOTH HOMEOWNERS AND INVESTORS, WITH POTENTIAL FUTURE COMMERCIAL USE (BUYER TO VERIFY), CONVENIENTLY LOCATED ADJACENT TO A MEDICAL OFFICE. THIS HOME FEATURES UPDATED FLOORING THROUGHOUT, A BEAUTIFULLY RENOVATED KITCHEN WITH GRANITE COUNTERTOPS, AND A MODERNIZED BATHROOM. THE FUNCTIONAL LAYOUT MAKES IT A PERFECT STARTER HOME OR A GREAT ADDITION TO ANY INVESTMENT PORTFOLIO. PRIME LOCATION NEAR SHOPPING, DINING, AND MAJOR ROADS, OFFERING BOTH COMFORT AND LONG-TERM UPSIDE. DON'T MISS THIS UNIQUE OPPORTUNITY!

16. 2026-05-05
    listed $194,900 Active 654-char remark

    Show marketing remark (648 chars)

    WELCOME TO THIS WELL-MAINTAINED 3-BEDROOM BRICK RANCH LOCATED IN THE HEART OF DEARBORN HEIGHTS! THIS PROPERTY OFFERS A RARE OPPORTUNITY FOR BOTH HOMEOWNERS AND INVESTORS, WITH POTENTIAL FUTURE COMMERCIAL USE (BUYER TO VERIFY), CONVENIENTLY LOCATED ADJACENT TO A MEDICAL OFFICE. THIS HOME FEATURES UPDATED FLOORING THROUGHOUT, A BEAUTIFULLY RENOVATED KITCHEN WITH GRANITE COUNTERTOPS, AND A MODERNIZED BATHROOM. THE FUNCTIONAL LAYOUT MAKES IT A PERFECT STARTER HOME OR A GREAT ADDITION TO ANY INVESTMENT PORTFOLIO. PRIME LOCATION NEAR SHOPPING, DINING, AND MAJOR ROADS, OFFERING BOTH COMFORT AND LONG-TERM UPSIDE. DON'T MISS THIS UNIQUE OPPORTUNITY!

17. 2026-03-24
    historical $1,500
18. 2026-02-10
    price $1,500
19. 2025-10-30
    listed $1,700
20. 2023-05-30
    historical
21. 2019-07-24
    soldstatus $83,000
22. 2019-07-12
    soldstatus $83,000 Sold

    Show marketing remark (159 chars)

    3 bedroom home in the heart of Dearborn Heights. Is on a dead end street. Has good bones just needs your finishing touches. Was a rental property for 13 years.

23. 2019-07-12
    soldstatus $83,000 Closed

    Show marketing remark (159 chars)

    3 bedroom home in the heart of Dearborn Heights. Is on a dead end street. Has good bones just needs your finishing touches. Was a rental property for 13 years.

24. 2019-07-04
    status Pending

    Show marketing remark (159 chars)

    3 bedroom home in the heart of Dearborn Heights. Is on a dead end street. Has good bones just needs your finishing touches. Was a rental property for 13 years.

25. 2019-07-04
    status Pending

    Show marketing remark (159 chars)

    3 bedroom home in the heart of Dearborn Heights. Is on a dead end street. Has good bones just needs your finishing touches. Was a rental property for 13 years.

26. 2019-05-30
    listed $99,000 Active

    Show marketing remark (159 chars)

    3 bedroom home in the heart of Dearborn Heights. Is on a dead end street. Has good bones just needs your finishing touches. Was a rental property for 13 years.

27. 2019-05-30
    listed $99,000 Active

    Show marketing remark (159 chars)

    3 bedroom home in the heart of Dearborn Heights. Is on a dead end street. Has good bones just needs your finishing touches. Was a rental property for 13 years.

28. 2005-12-06
    soldstatus $700,000
29. 2001-12-12
    soldstatus $112,000
30. 2001-10-23
    soldstatus $112,000
31. 2001-08-21
    listed $118,500

ⓘ 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: $4,175 · $348/mo
• Projected year-2 tax: $4,175 · $348/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: $20,455
• − Mortgage interest: −$10,363
• − Property taxes: −$4,175
• − Insurance: −$925
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,382
• Taxable loss: −$3,662
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $297/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

+56.1% since first listed

19 events — show timeline

• 2026-06-16 Price Changed $185,000 MiRealSource-MiMLS
• 2026-06-16 Price Changed $185,000 REALCOMP
• 2026-05-05 Listed $194,900 REALCOMP
• 2026-05-05 Listed $194,900 MiRealSource-MiMLS
• 2026-03-24 Rental Removed $1,500 REALSOURCE
• 2026-02-10 Price Changed $1,500 REALSOURCE
• 2025-10-30 Listed for Rent $1,700 REALSOURCE
• 2023-05-30 Rental Removed — REALSOURCE
• 2019-07-24 Sold (Public Records) $83,000 Public Records
• 2019-07-12 Sold (MLS) $83,000 MiRealSource-MiMLS
• 2019-07-12 Sold (MLS) $83,000 REALCOMP
• 2019-07-04 Pending — MiRealSource-MiMLS
• 2019-07-04 Pending — REALCOMP
• 2019-05-30 Listed $99,000 MiRealSource-MiMLS
• 2019-05-30 Listed $99,000 REALCOMP
• 2005-12-06 Sold (Public Records) $700,000 Public Records
• 2001-12-12 Sold (Public Records) $112,000 Public Records
• 2001-10-23 Sold (MLS) $112,000 REALCOMP
• 2001-08-21 Listed $118,500 REALCOMP

Property tax history

+7.7%/yr

Latest (2025): $4,175 · +29.1% YoY. Source: county tax records.