4715 Culver St · Dearborn Heights, MI 48125

$212,000

3 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 190 Days on market

Built 1937 4,356 sqft lot Est $248k · 14% under

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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 +15.8/30.0
• ARV discount +14.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

Key facts

• Water tank
• Newer furnace
• Backyard patio

Tags

• HARDWOOD FLOORS
• GRANITE TOPS
• NEWER FURNACE
• WATER TANK
• BACKYARD PATIO
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.1 acres (53 x 133)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (7.7% below list).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.5% in Dearborn Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime D+, employment D+, health & safety D+.
• Dearborn Heights School District #7 (suburban): math 13% / reading 26% proficiency, ranked #466 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oakley W Best Middle School (math 12% / reading 31%, grade F, #415 of 493 statewide, top 85%, 586 students, 82% FRL); Annapolis High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 748 students, 77% FRL) — zoned schools average 79% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/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 190 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 22y 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 $119k; list at $212k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $247,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4701 Croissant St	0.12mi	3/1.0	1,768 (-8%)	1mo	$180,000	$102	80
3446 Chestnut St	0.50mi	3/1.5	2,016 (+5%)	2mo	$240,000	$119	65
3310 Culver Ave	0.61mi	3/1.5	1,968 (+2%)	3mo	$210,000	$107	63
18657 Audette St	0.49mi	3/3.0	1,870 (-3%)	4mo	$300,000	$160	61
5416 Jackson St	0.48mi	3/1.5	1,770 (-8%)	2mo	$221,450	$125	61
3513 Raymond Ave	0.47mi	4/2.5 (+1)	2,020 (+5%)	3mo	$291,000	$144	56
3545 Willow St	0.47mi	3/1.5	1,691 (-12%)	1mo	$317,800	$188	56
2623 Venice St	0.75mi	3/2.0	1,854 (-3%)	2mo	$300,000	$162	54
18015 Audette St	0.42mi	3/2.0	2,187 (+14%)	1mo	$255,000	$117	53
4124 Jackson St	0.51mi	4/2.0 (+1)	1,708 (-11%)	1mo	$149,900	$88	48
4212 Huron St	0.65mi	4/2.0 (+1)	2,100 (+9%)	3mo	$270,000	$129	42
18723 Audette St	0.51mi	4/3.0 (+1)	2,183 (+14%)	3mo	$335,000	$153	38

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-30,167
• Equity at exit: $31,610

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-25,996
• Equity at exit: $18,330

Cash invested: $59,360 (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 48125

• Rents YoY: 2.0%
• Active inventory: 139
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$250 /mo · $3,001/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $95

Break-even live

Break-even rent $1,836

Max offer price $212,000

Occupancy floor 90%

Sensitivity live

Price	-10% $215	-5% $155	+0% $95	+5% $35	+10% $-25
Rent	-10% $-59	-5% $18	+0% $95	+5% $172	+10% $250
Rate	-1.0pp $202	-0.5pp $149	base $95	+0.5pp $40	+1.0pp $-16

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18535 Audette St Dearborn, MI	3.0	2.0	1957	$2,000	$1.02	0d	1	0.43mi
1829 Walnut St Dearborn, MI	3.0	1.5	1752	$1,800	$1.03	23d	1	0.97mi

Listing history 50 events

1. 2026-06-21
   days on market $212,000 Active 190 DOM
2. 2026-06-18
   days on market $212,000 Active 187 DOM
3. 2026-06-17
   days on market $212,000 Active 186 DOM
4. 2026-06-16
   days on market $212,000 Active 185 DOM
5. 2026-06-15
   days on market $212,000 Active 184 DOM
6. 2026-06-13
   days on market $212,000 Active 182 DOM
7. 2026-06-13
   days on market $212,000 Active 181 DOM
8. 2026-06-09
   days on market $212,000 Active 178 DOM
9. 2026-06-08
   days on market $212,000 Active 177 DOM
10. 2026-06-07
    days on market $212,000 Active 176 DOM
11. 2026-06-04
    days on market $212,000 Active 173 DOM
12. 2026-06-03
    days on market $212,000 Active 172 DOM
13. 2026-06-02
    days on market $212,000 Active 171 DOM
14. 2026-06-01
    days on market $212,000 Active 170 DOM
15. 2026-05-31
    days on market $212,000 Active 169 DOM
16. 2026-03-04
    price $212,000 301-char remark

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

17. 2026-03-04
    price $212,000

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

18. 2026-03-04
    status Active 301-char remark

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

19. 2026-03-04
    status Active

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

20. 2026-01-21
    status Pending 301-char remark

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

21. 2026-01-21
    status Pending

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

22. 2025-11-01
    listed $218,000 Active

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

23. 2025-11-01
    listed $218,000 Active 301-char remark

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

24. 2025-11-01
    historical

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

25. 2025-11-01
    historical

    Show marketing remark (301 chars)

    Super clean and spacious 4 bedrooms 2 full baths, floors are hardwood floors, wiht granite tops, newer furnace, water tank, patio, garage siding, 1920 sqf, first floor bedroom/family room with access to backyard patio, fenced in backyard and driveway, tenant is month to month , possession at closing.

26. 2025-10-24
    price $218,000
27. 2025-10-23
    price $218,000
28. 2025-06-04
    listed $238,000 Active
29. 2025-06-04
    listed $238,000 Active
30. 2021-09-16
    status Pending
31. 2021-09-14
    historical
32. 2021-09-14
    historical
33. 2021-08-10
    listed $219,900 Active
34. 2021-08-10
    listed $219,900
35. 2018-01-25
    soldstatus $119,000
36. 2018-01-12
    soldstatus $119,000 Sold
37. 2018-01-12
    soldstatus $119,000 Closed
38. 2017-12-18
    status Pending
39. 2017-12-18
    status Pending
40. 2017-12-08
    price $124,800
41. 2017-12-08
    price $124,800
42. 2017-11-04
    price $124,900
43. 2017-11-01
    price $124,900
44. 2017-09-27
    price $129,600
45. 2017-09-26
    price $129,600
46. 2017-09-15
    listed $129,700 Active
47. 2017-09-15
    listed $129,700 Active
48. 2017-08-29
    historical
49. 2017-08-29
    historical
50. 2017-07-28
    price $139,000

ⓘ 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: $3,001 · $250/mo
• Projected year-2 tax: $3,133 · $261/mo
• Expected delta: +$132/yr (+$11/mo · 4.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 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: $23,472
• − Mortgage interest: −$11,875
• − Property taxes: −$3,001
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,167
• Taxable loss: −$2,387
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,714/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 Heights School District #7
• NCES district ID: 2611610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,468
• Composite: 17.21/100
• National rank: #9101
• State rank: #466 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): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+21.2% since first listed

44 events — show timeline

• 2026-03-04 Price Changed $212,000 MiRealSource-MiMLS
• 2026-03-04 Price Changed $212,000 REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-03-04 Relisted — REALCOMP
• 2026-01-21 Pending — MiRealSource-MiMLS
• 2026-01-21 Pending — REALCOMP
• 2025-11-01 Listed $218,000 REALCOMP
• 2025-11-01 Listing Removed — REALCOMP
• 2025-11-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-01 Listed $218,000 MiRealSource-MiMLS
• 2025-10-24 Price Changed $218,000 MiRealSource-MiMLS
• 2025-10-23 Price Changed $218,000 REALCOMP
• 2025-06-04 Listed $238,000 REALCOMP
• 2025-06-04 Listed $238,000 MiRealSource-MiMLS
• 2021-09-16 Pending — MiRealSource-MiMLS
• 2021-09-14 Listing Removed — REALCOMP
• 2021-09-14 Listing Removed — MiRealSource-MiMLS
• 2021-08-10 Listed $219,900 REALCOMP
• 2021-08-10 Listed $219,900 MiRealSource-MiMLS
• 2018-01-25 Sold (Public Records) $119,000 Public Records
• 2018-01-12 Sold (MLS) $119,000 MiRealSource-MiMLS
• 2018-01-12 Sold (MLS) $119,000 REALCOMP
• 2017-12-18 Pending — MiRealSource-MiMLS
• 2017-12-18 Pending — REALCOMP
• 2017-12-08 Price Changed $124,800 MiRealSource-MiMLS
• 2017-12-08 Price Changed $124,800 REALCOMP
• 2017-11-04 Price Changed $124,900 MiRealSource-MiMLS
• 2017-11-01 Price Changed $124,900 REALCOMP
• 2017-09-27 Price Changed $129,600 MiRealSource-MiMLS
• 2017-09-26 Price Changed $129,600 REALCOMP
• 2017-09-15 Listed $129,700 MiRealSource-MiMLS
• 2017-09-15 Listed $129,700 REALCOMP
• 2017-08-29 Listing Removed — REALCOMP
• 2017-08-29 Listing Removed — MiRealSource-MiMLS
• 2017-07-28 Price Changed $139,000 MiRealSource-MiMLS
• 2017-07-27 Price Changed $139,000 REALCOMP
• 2017-05-11 Listed $140,000 MiRealSource-MiMLS
• 2017-05-11 Listed $140,000 REALCOMP
• 2005-07-30 Listing Removed — REALCOMP
• 2005-05-03 Listing Removed — REALCOMP
• 2005-05-03 Listed $169,900 REALCOMP
• 2005-04-01 Listed $174,900 REALCOMP
• 2004-07-14 Listing Removed — REALCOMP
• 2004-04-06 Listed $174,900 REALCOMP

Property tax history

+3.3%/yr

Latest (2025): $3,001 · -9.2% YoY. Source: county tax records.