6530 N Gulley Rd · Dearborn Heights, MI 48127

$129,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 26 Days on market

Built 1941 4,356 sqft lot $139/sqft · 28% below area Est $179k · 28% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.3/10.0
• 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

LOCATION, LOCATION, LOCATION! Great opportunity to own this charming ranch-style home in the heart of Dearborn Heights! Featuring a massive living room with fresh carpeting, this home offers comfort and space throughout. Large primary bedroom with vaulted ceilings and deep closets provides a spacious retreat. Enjoy the convenience of a detached garage, covered front porch, and fully fenced yard perfect for entertaining, pets, or outdoor relaxation. A fantastic opportunity for homeowners and investors alike!

Key facts

• Covered front porch
• Massive living room
• Ranch-style home

Tags

• RANCH-STYLE HOME
• MASSIVE LIVING ROOM
• DETACHED GARAGE
• COVERED FRONT PORCH
• FULLY FENCED YARD

Property features AI

Finance

• Other: Lot approximately 0.1 acre (40 x 111.65)
• Financial info: Annual tax amount listed (not included per instructions)

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level home; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Aluminum siding and brick construction
• Exterior features: Covered patio/porch; Deck; Front porch; Paved road access

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Radiant heating; No central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: crime D+, employment D+, health & safety 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.
• Zoned schools: Riverside Middle School (math 37% / reading 57%, grade D+, #143 of 493 statewide, top 30%, 1,172 students, 78% FRL); Crestwood High School (math 36% / reading 48%, grade F, #264 of 713 statewide, top 41%, 1,336 students, 72% FRL) — zoned schools average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 148 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% 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 $898 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $15k; list at $130k implies a 766% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.23% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (median comp): $179,490
• List price: $129,900
• Delta: -27.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6165 Nightingale St	0.22mi	2/1.0	864 (-8%)	1mo	$150,000	$174	76
5955 N Silvery Ln	0.43mi	2/1.0	975 (+4%)	4mo	$224,900	$231	70
5939 Robindale Ave	0.40mi	3/1.0 (+1)	900 (-4%)	4mo	$190,000	$211	66
1830 N Gulley Rd	0.75mi	2/1.5	958 (+2%)	0mo	$315,000	$329	59
192 Jay St	0.68mi	2/1.0	1,000 (+7%)	2mo	$22,000	$22	56
6627 Mayburn St	0.67mi	3/1.0 (+1)	960 (+3%)	5mo	$160,000	$167	55
6556 Drexel St	0.63mi	3/1.0 (+1)	988 (+6%)	2mo	$230,000	$233	55
6953 N Vernon St	0.62mi	3/1.0 (+1)	1,006 (+8%)	1mo	$190,000	$189	53
5651 Fenton St	0.72mi	2/1.0	848 (-9%)	2mo	$145,000	$171	50
5903 N Silvery Ln	0.47mi	3/1.0 (+1)	800 (-14%)	1mo	$144,000	$180	48
24122 Hass St	0.66mi	2/1.0	825 (-12%)	3mo	$180,000	$218	47
6633 Shadowlawn St	0.62mi	3/2.0 (+1)	1,073 (+15%)	1mo	$285,000	$266	37

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,096
• Equity at exit: $19,369

10-year hold

• IRR: 4.2%
• Equity multiple: 1.27×
• Total profit: $9,926
• Equity at exit: $11,231

Cash invested: $36,372 (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: 148
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$681
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $345

Break-even live

Break-even rent $1,163

Max offer price $129,900

Occupancy floor 73%

Sensitivity live

Price	-10% $419	-5% $382	+0% $345	+5% $308	+10% $272
Rent	-10% $219	-5% $282	+0% $345	+5% $408	+10% $471
Rate	-1.0pp $411	-0.5pp $378	base $345	+0.5pp $311	+1.0pp $277

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	24d	1	0.32mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	20d	1	0.34mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	0d	1	0.58mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	7d	1	0.60mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	26d	1	0.71mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	46d	1	0.85mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	19d	1	0.85mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	6d	1	0.85mi
23700 W Warren St Dearborn Heights, MI	1.0	1.0	900	$1,120	$1.24	46d	2	0.93mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	46d	1	1.22mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	6d	1	1.29mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	1.30mi
5726 Inkster Rd Dearborn Heights, MI	1.0	1.0	630	$1,050	$1.67	46d	1	1.33mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	5d	1	1.39mi

Listing history 23 events

1. 2026-06-04
   status $129,900 Pending 26 DOM
2. 2026-06-03
   days on market $129,900 Active 26 DOM

   Show marketing remark (512 chars)

   LOCATION, LOCATION, LOCATION! Great opportunity to own this charming ranch-style home in the heart of Dearborn Heights! Featuring a massive living room with fresh carpeting, this home offers comfort and space throughout. Large primary bedroom with vaulted ceilings and deep closets provides a spacious retreat. Enjoy the convenience of a detached garage, covered front porch, and fully fenced yard perfect for entertaining, pets, or outdoor relaxation. A fantastic opportunity for homeowners and investors alike!

3. 2026-06-02
   days on market $129,900 Active 25 DOM
4. 2026-06-01
   days on market $129,900 Active 24 DOM
5. 2026-05-31
   days on market $129,900 Active 23 DOM
6. 2026-05-08
   listed $129,900 Active 558-char remark

   Show marketing remark (512 chars)

   LOCATION, LOCATION, LOCATION! Great opportunity to own this charming ranch-style home in the heart of Dearborn Heights! Featuring a massive living room with fresh carpeting, this home offers comfort and space throughout. Large primary bedroom with vaulted ceilings and deep closets provides a spacious retreat. Enjoy the convenience of a detached garage, covered front porch, and fully fenced yard perfect for entertaining, pets, or outdoor relaxation. A fantastic opportunity for homeowners and investors alike!

7. 2026-05-08
   listed $129,900 Active 554-char remark

   Show marketing remark (512 chars)

   LOCATION, LOCATION, LOCATION! Great opportunity to own this charming ranch-style home in the heart of Dearborn Heights! Featuring a massive living room with fresh carpeting, this home offers comfort and space throughout. Large primary bedroom with vaulted ceilings and deep closets provides a spacious retreat. Enjoy the convenience of a detached garage, covered front porch, and fully fenced yard perfect for entertaining, pets, or outdoor relaxation. A fantastic opportunity for homeowners and investors alike!

8. 2020-01-24
   historical
9. 2020-01-15
   historical
10. 2019-10-16
    listed $84,900 Active
11. 2019-10-16
    listed $84,900 Active
12. 2012-05-02
    soldstatus $15,000
13. 2012-05-02
    soldstatus $15,000
14. 2012-03-15
    historical
15. 2012-03-15
    historical
16. 2012-01-05
    listed $20,000
17. 2012-01-05
    listed $20,000
18. 2003-11-17
    soldstatus $89,000
19. 2003-09-10
    soldstatus $89,000
20. 2003-08-04
    listed $89,900
21. 2003-08-04
    historical
22. 2003-06-12
    listed $103,900
23. 1995-09-07
    soldstatus $54,000

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/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: $19,195
• − Mortgage interest: −$7,276
• − Property taxes: −$2,199
• − Insurance: −$650
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,779
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,608/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

+140.6% since first listed

20 events — show timeline

• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-06-03 Pending — REALCOMP
• 2026-05-08 Listed $129,900 REALCOMP
• 2026-05-08 Listed $129,900 MiRealSource-MiMLS
• 2020-01-24 Listing Removed — REALCOMP
• 2020-01-15 Listing Removed — MiRealSource-MiMLS
• 2019-10-16 Listed $84,900 MiRealSource-MiMLS
• 2019-10-16 Listed $84,900 REALCOMP
• 2012-05-02 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2012-05-02 Sold (MLS) $15,000 REALCOMP
• 2012-03-15 Listing Removed — MiRealSource-MiMLS
• 2012-03-15 Listing Removed — REALCOMP
• 2012-01-05 Listed $20,000 MiRealSource-MiMLS
• 2012-01-05 Listed $20,000 REALCOMP
• 2003-11-17 Sold (Public Records) $89,000 Public Records
• 2003-09-10 Sold (MLS) $89,000 REALCOMP
• 2003-08-04 Listing Removed — REALCOMP
• 2003-08-04 Listed $89,900 REALCOMP
• 2003-06-12 Listed $103,900 REALCOMP
• 1995-09-07 Sold (Public Records) $54,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,199 · +9.5% YoY. Source: county tax records.