5136 Cornell St · Dearborn Heights, MI 48125

$189,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 43 Days on market

Built 1957 5,663 sqft lot Est $161k · 17% 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 +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

Key facts

• Open floor plan
• Laundry room
• Large back yard

Tags

• OPEN FLOOR PLAN
• JETTED TUB
• EXTENSIVE CLOSET SPACE
• SECOND FULL BATH
• LAUNDRY ROOM
• LARGE BACK YARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater; Public sewer
• Home design: Ranch-style single family home; One-story; Living area listed as 1672
• Construction: Built in 1957; Aluminum siding and brick exterior; Asphalt roof; Full foundation
• Exterior features: Paved road access; Lot size approximately 0.13 acres

Interior

• Kitchen: Kitchen (approx. 12 x 11); Dishwasher; Disposal
• Bedrooms: Primary bedroom (approx. 12 x 11); Bedroom 2 (approx. 11 x 11); Bedroom 3 (approx. 11 x 10)
• Bathrooms: 3 full bathrooms; Primary bathroom (approx. 8 x 5); Bathroom 2 (approx. 5 x 5)
• Heating & cooling: Forced air heating; Cooling present
• Interior features: 6 total rooms; Full basement
• Laundry & utility: Laundry room (includes bath and furnace) (approx. 15 x 12); Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $56 ($673/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 $160k (15.3% below list).
• Recommended offer: $160k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools C-, crime D+, employment 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.
• Market conditions: Rents rising (+2.0%/yr); 137 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 ($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 43 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,090 (15.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $160,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5952 Banner St	0.49mi	3/1.0	949 (+3%)	0mo	$144,000	$152	72
4901 Cornell St	0.09mi	2/1.0 (-1)	819 (-12%)	3mo	$92,150	$113	70
24337 Pennie St	0.31mi	3/1.0	1,008 (+9%)	2mo	$168,000	$167	69
24426 Lehigh St	0.54mi	4/1.0 (+1)	922 (-0%)	1mo	$165,000	$179	69
23245 Annapolis St	0.38mi	2/1.0 (-1)	870 (-6%)	0mo	$150,000	$172	67
4140 Syracuse St	0.43mi	3/1.0	860 (-7%)	2mo	$150,000	$174	67
4165 Westpoint St	0.40mi	3/1.0	847 (-8%)	1mo	$170,000	$201	66
23300 N Brookside Dr	0.33mi	3/1.0	1,026 (+11%)	0mo	$155,000	$151	66
4145 Parker St	0.57mi	3/1.0	976 (+6%)	1mo	$195,000	$200	63
24301 Stanford St	0.48mi	2/1.0 (-1)	824 (-11%)	2mo	$155,000	$188	53
25038 Annapolis St	0.71mi	2/1.0 (-1)	841 (-9%)	1mo	$125,000	$149	46
25037 Hopkins St	0.72mi	2/1.0 (-1)	812 (-12%)	2mo	$159,900	$197	39

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-28,636
• Equity at exit: $28,181

10-year hold

• IRR: -8.4%
• Equity multiple: 0.50×
• Total profit: $-26,707
• Equity at exit: $16,341

Cash invested: $52,920 (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: 137
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$991
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $56

Break-even live

Break-even rent $1,530

Max offer price $189,000

Occupancy floor 92%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	0.28mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	0.63mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	14d	1	0.67mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	1d	1	0.69mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.74mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	1d	1	0.75mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.86mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	0.89mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.99mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	10d	1	1.03mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	1.04mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	1.06mi
3620 Monroe St Dearborn, MI	3.0	2.0	1100	$1,800	$1.64	10d	1	1.17mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	1d	1	1.18mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	1.23mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	1.25mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	1.30mi
2825 Queen St Dearborn, MI	2.0	1.0	1000	$1,299	$1.30	43d	1	1.32mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.32mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.42mi

Listing history 6 events

1. 2026-05-07
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

2. 2026-05-07
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

3. 2026-05-07
   status Pending

   Show marketing remark (441 chars)

   Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

4. 2026-03-25
   listed $189,000 Active 441-char remark

   Show marketing remark (441 chars)

   Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

5. 2026-03-25
   listed $189,000 Active 441-char remark

   Show marketing remark (441 chars)

   Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

6. 2026-03-25
   listed $189,000 Active

   Show marketing remark (441 chars)

   Terrific ranch home in a high-value neighborhood. Nicely situated with easy access to main thoroughfares and freeways. Large Eat-In Kitchen with open floor plan to Living Room. Main bath has jetted tub. Extensive closet space in all bedrooms. Spacious basement has a second full bath with shower, laundry room, carpeting and paneled walls. Newer furnace. 2-Car detached garage and large back yard. Ready for you to move in and make your own!

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$623/yr (+$52/mo · 37.4%)

ⓘ 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: $19,211
• − Mortgage interest: −$10,587
• − Property taxes: −$1,665
• − Insurance: −$945
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,498
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,287/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

+0.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — SW Michigan MLS
• 2026-03-25 Listed $189,000 SW Michigan MLS
• 2026-03-25 Listed $189,000 MiRealSource-MiMLS
• 2026-03-25 Listed $189,000 REALCOMP

Property tax history

-1.4%/yr

Latest (2025): $1,665 · -32.4% YoY. Source: county tax records.