18441 Oakwood Blvd · Dearborn, MI 48124

$244,900

3 bd · 2.0 ba · 1,055 sqft · SingleFamily public records · 10 Days on market

Built 1954 6,098 sqft lot Est $212k · 15% over

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Why this score? — see what drove the F 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 +13.1/30.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check this 3 bedroom full brick Ranch! Popular layout ~ large living room dining room combo, spacious kitchen, hardwood floors, 2 baths, finished basement, thermal pane windows, new furnace & central air, copper plumbing & 2.5 car garage. Seller to provide city certs. This one won't last! Use LB for EZ showings.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot dimensions about 54 x 110 (approx. 0.14 acres)

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 garage spaces; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level (entry at ground level); Brick exterior; Asphalt roof; Subdivision: OAKWOOD BLVD LAWN; Facing direction: not specified
• Construction: Brick construction; Asphalt roof; Finished basement
• Exterior features: Back yard with fencing; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Free-standing refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished basement; Awning(s); Smoke detectors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (19.8% below list).
• Recommended offer: $196k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+3.6%/yr); 148 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,484 (19.8% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $212,055
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 Hollywood St	0.07mi	3/2.0	1,121 (+6%)	3mo	$251,000	$224	84
1453 Hollywood St	0.10mi	3/2.0	1,098 (+4%)	15mo	$220,000	$200	76
1300 Venice St	0.04mi	2/1.5 (-1)	956 (-9%)	4mo	$237,500	$248	72
1600 Hollywood St	0.18mi	2/1.0 (-1)	1,134 (+8%)	5mo	$172,000	$152	66
1826 Walnut St	0.54mi	3/1.5	1,016 (-4%)	5mo	$220,000	$217	63
1767 Venice St	0.32mi	3/1.0	1,147 (+9%)	11mo	$240,000	$209	58
3201 Croissant St	0.65mi	3/1.0	1,102 (+4%)	3mo	$220,000	$200	56
3157 Dallas St	0.67mi	2/1.0 (-1)	1,125 (+7%)	2mo	$187,000	$166	47
2655 Willow St	0.68mi	3/2.0	1,196 (+13%)	2mo	$259,000	$217	44
2645 Willow St	0.67mi	3/1.0	1,158 (+10%)	9mo	$222,000	$192	40
2031 Pelham St	0.75mi	3/1.0	968 (-8%)	13mo	$195,000	$201	36
3139 Dallas St	0.66mi	2/1.0 (-1)	1,170 (+11%)	9mo	$220,000	$188	35

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-39,241
• Equity at exit: $36,515

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-30,495
• Equity at exit: $21,174

Cash invested: $68,572 (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 48124

• Rents YoY: 3.6%
• Active inventory: 148
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-10

Break-even live

Break-even rent $1,978

Max offer price $243,125

Occupancy floor 96%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2631 Woodside St Dearborn, MI	3.0	1.0	894	$1,650	$1.85	2d	1	0.73mi
4565 Fleming St Dearborn Heights, MI	3.0	1.0	1200	$1,600	$1.33	10d	1	1.11mi
4775 Willow Cove Blvd Allen Park, MI	1.0–2.0	1.0	805	$1,649	$2.05	24d	4	1.34mi
212 Innovation Dr Dearborn, MI	2.0	2.5	1360	$2,850	$2.10	44d	1	1.37mi
20728 Carlysle St Dearborn, MI	3.0	1.0	1087	$1,850	$1.70	2d	1	1.41mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	44d	1	1.41mi
16055 Knollwood Dr Dearborn, MI	1.0–2.0	1.0–2.0	1200	$1,829	$1.52	2d	4	1.41mi

Listing history 6 events

1. 2026-05-19
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Check this 3 bedroom full brick Ranch! Popular layout ~ large living room dining room combo, spacious kitchen, hardwood floors, 2 baths, finished basement, thermal pane windows, new furnace & central air, copper plumbing & 2.5 car garage. Seller to provide city certs. This one won't last! Use LB for EZ showings.

2. 2026-05-18
   status Pending
3. 2026-05-10
   historical Accepting Backup Offers 325-char remark

   Show marketing remark (325 chars)

   Check this 3 bedroom full brick Ranch! Popular layout ~ large living room dining room combo, spacious kitchen, hardwood floors, 2 baths, finished basement, thermal pane windows, new furnace & central air, copper plumbing & 2.5 car garage. Seller to provide city certs. This one won't last! Use LB for EZ showings.

4. 2026-05-10
   historical Active Under Contract

   Show marketing remark (325 chars)

   Check this 3 bedroom full brick Ranch! Popular layout ~ large living room dining room combo, spacious kitchen, hardwood floors, 2 baths, finished basement, thermal pane windows, new furnace & central air, copper plumbing & 2.5 car garage. Seller to provide city certs. This one won't last! Use LB for EZ showings.

5. 2026-05-08
   listed $244,900 Active 325-char remark

   Show marketing remark (325 chars)

   Check this 3 bedroom full brick Ranch! Popular layout ~ large living room dining room combo, spacious kitchen, hardwood floors, 2 baths, finished basement, thermal pane windows, new furnace & central air, copper plumbing & 2.5 car garage. Seller to provide city certs. This one won't last! Use LB for EZ showings.

6. 2026-05-08
   listed $244,900 Active

   Show marketing remark (325 chars)

   Check this 3 bedroom full brick Ranch! Popular layout ~ large living room dining room combo, spacious kitchen, hardwood floors, 2 baths, finished basement, thermal pane windows, new furnace & central air, copper plumbing & 2.5 car garage. Seller to provide city certs. This one won't last! Use LB for EZ showings.

ⓘ 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: $2,111 · $176/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: +$830/yr (+$69/mo · 39.3%)

ⓘ 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 ≥97°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: $23,578
• − Mortgage interest: −$13,718
• − Property taxes: −$2,111
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$7,124
• Taxable loss: −$4,373
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $929/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): 34,479
• Household income: $81,796
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 444.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Arabic 12% Spanish 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: ▼ -278.39%
• Current HPI: 204.5229
• Rent YoY: ▲ 3.57%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-10 Contingent — MiRealSource-MiMLS
• 2026-05-10 Contingent — REALCOMP
• 2026-05-08 Listed $244,900 REALCOMP
• 2026-05-08 Listed $244,900 MiRealSource-MiMLS

Property tax history

-0.8%/yr

Latest (2025): $2,111 · -13.5% YoY. Source: county tax records.