18852 Indian · Redford, MI 48240

$130,000

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 69 Days on market

Built 1941 5,227 sqft lot Est $155k · 16% 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 +26.8/30.0
• ARV discount +14.8/15.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 18852 Indian in Redford! This updated, move-in ready home offers the perfect blend of comfort and convenience. Featuring 3 spacious bedrooms, this charming property is ready for its next owner to enjoy. The second-floor laundry adds everyday ease, making household chores more convenient than ever. Step outside to a massive fenced-in backyard--ideal for entertaining, pets, gardening, or simply relaxing in your own private outdoor space. Don't miss this opportunity to own a beautifully updated home with room to grow!

Key facts

• 5,227 sq ft lot
• Built 1941
• Listed 69 days

Property features AI

Exterior

• Utilities: Public water; Natural gas water heater
• Home design: Single family residence; Residential property; Built in 1941
• Construction: Vinyl siding construction; Shingle roof; Built in 1941
• Exterior features: Shingle roof; Vinyl siding; Lot approximately 0.12 acres

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: 1 full bathroom; Primary bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: 6 total rooms; Slab foundation (basement)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $354 ($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: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 12 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.

Risks & watch-outs

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

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $155,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19134 Angling St	0.51mi	3/1.0	873 (+2%)	1mo	$165,000	$189	73
18705 Delaware Ave	0.23mi	2/1.0 (-1)	773 (-10%)	0mo	$140,000	$181	68
18743 Macarthur	0.35mi	3/1.0	931 (+8%)	3mo	$190,000	$204	66
19498 Poinciana	0.44mi	2/1.0 (-1)	800 (-7%)	3mo	$147,500	$184	61
18292 Deering St	0.57mi	2/1.0 (-1)	900 (+5%)	4mo	$163,000	$181	57
20010 Rensellor St	0.70mi	3/1.0	900 (+5%)	4mo	$177,400	$197	56
19369 Wakenden	0.60mi	3/1.0	936 (+9%)	3mo	$120,000	$128	55
18400 Delaware Ave	0.39mi	3/1.0	981 (+14%)	6mo	$175,000	$178	53
19357 Centralia	0.71mi	3/1.0	788 (-8%)	2mo	$70,000	$89	52
19203 Kinloch	0.50mi	3/1.0	962 (+12%)	6mo	$153,500	$160	52
20044 Seminole	0.75mi	2/1.0 (-1)	900 (+5%)	1mo	$85,450	$95	51
19968 Poinciana	0.65mi	3/1.0	980 (+14%)	2mo	$137,000	$140	44

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,482
• Equity at exit: $19,383

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $30,311
• Equity at exit: $11,240

Cash invested: $36,400 (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 48240

• Active inventory: 86
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$682
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $354

Break-even live

Break-even rent $1,081

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.24mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	0.31mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	0.71mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	0.82mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	17d	1	0.96mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	0.96mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	1.13mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	43d	1	1.24mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	14d	1	1.24mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.31mi
21335 Negaunee Unit 1542196P Southfield, MI	3.0	1.0	850	$3,345	$3.94	4d	1	1.46mi
21337 Inkster Rd Unit (NO) Farmington Hills, MI	2.0	1.0	811	$1,295	$1.60	43d	1	1.49mi
28530 Grayling Ave Farmington Hills, MI	2.0	1.0	600	$1,295	$2.16	24d	1	1.49mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	10d	1	1.49mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	4d	1	1.49mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	4d	1	1.49mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.50mi
27045 Shiawassee Rd Southfield, MI	3.0	1.0	705	$1,450	$2.06	17d	1	1.50mi

Listing history 44 events

1. 2026-06-18
   days on market $130,000 Active 69 DOM
2. 2026-06-17
   days on market $130,000 Active 68 DOM
3. 2026-06-16
   days on market $130,000 Active 67 DOM
4. 2026-06-15
   days on market $130,000 Active 66 DOM
5. 2026-06-13
   days on market $130,000 Active 64 DOM
6. 2026-06-13
   days on market $130,000 Active 63 DOM
7. 2026-06-09
   days on market $130,000 Active 60 DOM
8. 2026-06-08
   days on market $130,000 Active 59 DOM
9. 2026-06-07
   days on market $130,000 Active 58 DOM
10. 2026-06-04
    days on market $130,000 Active 55 DOM
11. 2026-06-03
    days on market $130,000 Active 54 DOM
12. 2026-06-02
    days on market $130,000 Active 53 DOM
13. 2026-06-01
    days on market $130,000 Active 52 DOM
14. 2026-05-31
    days on market $130,000 Active 51 DOM
15. 2026-04-10
    listed $130,000 Active 536-char remark

    Show marketing remark (536 chars)

    Welcome home to 18852 Indian in Redford! This updated, move-in ready home offers the perfect blend of comfort and convenience. Featuring 3 spacious bedrooms, this charming property is ready for its next owner to enjoy. The second-floor laundry adds everyday ease, making household chores more convenient than ever. Step outside to a massive fenced-in backyard--ideal for entertaining, pets, gardening, or simply relaxing in your own private outdoor space. Don't miss this opportunity to own a beautifully updated home with room to grow!

16. 2026-04-10
    listed $130,000 Active 536-char remark

    Show marketing remark (536 chars)

    Welcome home to 18852 Indian in Redford! This updated, move-in ready home offers the perfect blend of comfort and convenience. Featuring 3 spacious bedrooms, this charming property is ready for its next owner to enjoy. The second-floor laundry adds everyday ease, making household chores more convenient than ever. Step outside to a massive fenced-in backyard--ideal for entertaining, pets, gardening, or simply relaxing in your own private outdoor space. Don't miss this opportunity to own a beautifully updated home with room to grow!

17. 2026-04-10
    listed $130,000 Active

    Show marketing remark (536 chars)

    Welcome home to 18852 Indian in Redford! This updated, move-in ready home offers the perfect blend of comfort and convenience. Featuring 3 spacious bedrooms, this charming property is ready for its next owner to enjoy. The second-floor laundry adds everyday ease, making household chores more convenient than ever. Step outside to a massive fenced-in backyard--ideal for entertaining, pets, gardening, or simply relaxing in your own private outdoor space. Don't miss this opportunity to own a beautifully updated home with room to grow!

18. 2023-08-01
    status Active
19. 2023-08-01
    historical
20. 2023-07-12
    status Pending
21. 2023-07-12
    status Pending
22. 2023-07-12
    historical
23. 2023-06-08
    price $122,500
24. 2023-06-08
    price $122,500
25. 2023-02-28
    listed $125,000 Active
26. 2023-02-28
    listed $125,000 Active
27. 2018-06-08
    soldstatus $165,000
28. 2014-05-16
    soldstatus $775
29. 2014-05-05
    historical
30. 2014-04-16
    listed $775
31. 2014-01-28
    soldstatus $20,000
32. 2014-01-28
    soldstatus $20,000
33. 2014-01-27
    historical
34. 2013-09-24
    listed $26,900
35. 2013-09-24
    listed $26,900
36. 2011-03-22
    soldstatus $13,681
37. 2011-03-22
    soldstatus $13,681
38. 2011-02-22
    historical
39. 2010-11-26
    listed $13,680
40. 2010-11-26
    listed $13,680
41. 2003-06-30
    historical
42. 2003-03-30
    listed $94,900
43. 1999-04-15
    soldstatus $67,900
44. 1998-01-31
    soldstatus $58,500

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$295/yr (+$25/mo · 20.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,345
• − Mortgage interest: −$7,282
• − Property taxes: −$1,413
• − Insurance: −$650
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$3,782
• Taxable income: $2,283
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,701/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 36,976
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+122.2% since first listed

30 events — show timeline

• 2026-04-10 Listed $130,000 REALCOMP
• 2026-04-10 Listed $130,000 SW Michigan MLS
• 2026-04-10 Listed $130,000 MiRealSource-MiMLS
• 2023-08-01 Relisted — REALCOMP
• 2023-08-01 Listing Removed — REALCOMP
• 2023-07-12 Pending — REALCOMP
• 2023-07-12 Pending — MiRealSource-MiMLS
• 2023-07-12 Listing Removed — MiRealSource-MiMLS
• 2023-06-08 Price Changed $122,500 MiRealSource-MiMLS
• 2023-06-08 Price Changed $122,500 REALCOMP
• 2023-02-28 Listed $125,000 MiRealSource-MiMLS
• 2023-02-28 Listed $125,000 REALCOMP
• 2018-06-08 Sold (Public Records) $165,000 Public Records
• 2014-05-16 Sold (MLS) $775 MiRealSource-MiMLS
• 2014-05-05 Listing Removed — MiRealSource-MiMLS
• 2014-04-16 Listed $775 MiRealSource-MiMLS
• 2014-01-28 Sold (MLS) $20,000 REALCOMP
• 2014-01-28 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2014-01-27 Listing Removed — MiRealSource-MiMLS
• 2013-09-24 Listed $26,900 REALCOMP
• 2013-09-24 Listed $26,900 MiRealSource-MiMLS
• 2011-03-22 Sold (MLS) $13,681 MiRealSource-MiMLS
• 2011-03-22 Sold (MLS) $13,681 REALCOMP
• 2011-02-22 Listing Removed — MiRealSource-MiMLS
• 2010-11-26 Listed $13,680 MiRealSource-MiMLS
• 2010-11-26 Listed $13,680 REALCOMP
• 2003-06-30 Listing Removed — REALCOMP
• 2003-03-30 Listed $94,900 REALCOMP
• 1999-04-15 Sold (Public Records) $67,900 Public Records
• 1998-01-31 Sold (Public Records) $58,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,413 · -47.0% YoY. Source: county tax records.