137 Geneva St · Highland Park, MI 48203

$83,900

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 165 Days on market

Built 1915 3,920 sqft lot $66/sqft · 87% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• Covered front porch
• Formal dining room
• Unfinished basement

Tags

• COVERED FRONT PORCH
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• HUGE KITCHEN
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#214 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Market conditions: 216 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 44% of the median local income ($38k/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 $580 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1915 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
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: 1.66% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.80%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (median comp): $44,969
• List price: $83,900
• Delta: 86.57%
• 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
241 Moss St	0.33mi	3/1.0	1,300 (+2%)	3mo	$172,500	$133	79
50 Eason St	0.23mi	3/1.5	1,162 (-9%)	1mo	$47,500	$41	71
220 Moss St	0.28mi	3/1.5	1,379 (+8%)	12mo	$186,000	$135	62
326 Eason St	0.38mi	3/1.0	1,256 (-1%)	23mo	$37,000	$29	61
101 Stevens St	0.49mi	3/1.5	1,200 (-6%)	6mo	$75,000	$63	60
16570 Inverness St	0.67mi	4/2.0 (+1)	1,300 (+2%)	3mo	$120,000	$92	54
361 Pilgrim St	0.55mi	2/1.0 (-1)	1,368 (+7%)	10mo	$8,000	$6	49
16177 Inverness St	0.74mi	3/1.0	1,404 (+10%)	4mo	$70,000	$50	45
116 Church St	0.54mi	3/1.5	1,400 (+10%)	15mo	$106,500	$76	44
17314 Brush St	0.70mi	3/1.0	1,144 (-10%)	16mo	$26,300	$23	37
140 Ferris St	0.64mi	3/1.0	1,100 (-14%)	12mo	$21,000	$19	37
194 Candler St	0.70mi	3/1.5	1,152 (-10%)	17mo	$27,500	$24	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $24,779
• Equity at exit: $12,510

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $70,913
• Equity at exit: $7,254

Cash invested: $23,492 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$440
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $603

Break-even live

Break-even rent $632

Max offer price $83,900

Occupancy floor 52%

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	18d	1	0.27mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	0.38mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	44d	1	0.43mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	0.49mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	0.55mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	44d	1	0.55mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	44d	1	0.55mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	0.56mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.63mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	2d	1	0.63mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	17d	1	0.69mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	44d	1	0.84mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	44d	1	0.91mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	0.91mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	0.92mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	1.01mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	44d	1	1.01mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	44d	1	1.02mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	17d	1	1.14mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.28mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	1.33mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	1.33mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	1.33mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.40mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.40mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.47mi

Listing history 10 events

1. 2026-04-02
   price $83,900 509-char remark

   Show marketing remark (509 chars)

   SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

2. 2026-04-02
   price $83,900 509-char remark

   Show marketing remark (509 chars)

   SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

3. 2026-01-30
   price $88,900 509-char remark

   Show marketing remark (509 chars)

   SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

4. 2026-01-29
   price $88,900 509-char remark

   Show marketing remark (509 chars)

   SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

5. 2025-12-15
   listed $89,900 Active 509-char remark

   Show marketing remark (509 chars)

   SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

6. 2025-12-15
   listed $89,900 Active 509-char remark

   Show marketing remark (509 chars)

   SPACIOUS BUNGALOW HOME LOCATED SOUTH OF W. MCNICHOLS AND WEST OF WOODWARD. THIS HOME FEATURES A COVERED FRONT PORCH, LARGE LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, HARDWOOD FLOORS, HUGE KITCHEN, THREE GOOD SIZED BEDROOM, AND AN UNFINISHED BASEMENT. PROPERTY RECENTLY WENT VACANT! UPDATED PICTURES COMING! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

7. 2019-01-24
   soldstatus $80,000
8. 1999-04-15
   soldstatus $10,000
9. 1997-09-03
   historical
10. 1997-06-03
    listed $12,000

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $794 · $66/mo
• Expected delta: +$498/yr (+$41/mo · 167.8%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,749
• − Mortgage interest: −$4,700
• − Property taxes: −$297
• − Insurance: −$420
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,441
• Taxable income: $6,212
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,745/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)

No district data.

Livability — Highland Park

• Score: 73/100
• State rank: #214
• US rank: #5271

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Park, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 Black (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+599.2% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $83,900 MiRealSource-MiMLS
• 2026-04-02 Price Changed $83,900 REALCOMP
• 2026-01-30 Price Changed $88,900 MiRealSource-MiMLS
• 2026-01-29 Price Changed $88,900 REALCOMP
• 2025-12-15 Listed $89,900 REALCOMP
• 2025-12-15 Listed $89,900 MiRealSource-MiMLS
• 2019-01-24 Sold (Public Records) $80,000 Public Records
• 1999-04-15 Sold (Public Records) $10,000 Public Records
• 1997-09-03 Listing Removed — REALCOMP
• 1997-06-03 Listed $12,000 REALCOMP

Property tax history

-13.5%/yr

Latest (2025): $297 · -18.5% YoY. Source: county tax records.