10812 Balfour Rd · Detroit, MI 48224

$80,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 79 Days on market

Built 1945 4,356 sqft lot $64/sqft · 12% above area Est $71k · 12% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10812 Balfour, a charming single-family home located on a quiet residential block on Detroit's east side. This property offers a comfortable layout with a bright living room, an inviting dining area, and a functional kitchen well suited for everyday use. Well-proportioned bedrooms provide flexible living space, and classic architectural details add character throughout the home. The basement offers additional storage or potential for future finishing, and the backyard provides room for outdoor enjoyment or gardening. Conveniently located near parks, neighborhood amenities, and major roadways, this home presents an excellent opportunity for both owner-occupants and investors seeking a dependable Detroit property.

Key facts

• Functional kitchen
• Single family home
• Bright living room

Tags

• SINGLE FAMILY HOME
• QUIET RESIDENTIAL BLOCK
• BRIGHT LIVING ROOM
• INVITING DINING AREA
• FUNCTIONAL KITCHEN
• WELL PROPORTIONED BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% of the median local income ($45k/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 $553 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y 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: property tax is 3.3% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.0

CMA / ARV

• ARV (median comp): $71,375
• List price: $80,000
• Delta: 12.08%
• 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
11090 Mckinney St	0.26mi	3/1.5	1,270 (+2%)	2mo	$154,000	$121	81
10901 Worden St	0.32mi	3/1.5	1,271 (+2%)	1mo	$43,000	$34	79
9722 Everts St	0.41mi	3/1.0	1,178 (-5%)	0mo	$147,000	$125	72
10830 Mckinney St	0.10mi	3/1.0	1,066 (-14%)	1mo	$40,199	$38	70
11742 Whitehill St	0.57mi	3/1.5	1,228 (-1%)	1mo	$61,000	$50	68
11160 Worden St	0.56mi	3/2.0	1,234 (-1%)	1mo	$156,000	$126	68
9922 Yorkshire Rd	0.30mi	3/2.0	1,342 (+8%)	2mo	$75,000	$56	67
9988 Somerset Ave	0.69mi	3/1.0	1,206 (-3%)	1mo	$130,000	$108	62
9369 Sanilac St	0.46mi	3/1.0	1,124 (-10%)	1mo	$65,000	$58	62
6230 Oldtown St	0.54mi	3/1.0	1,149 (-8%)	2mo	$76,000	$66	61
10318 Beaconsfield St	0.59mi	3/1.5	1,146 (-8%)	1mo	$78,000	$68	56
11323 Lansdowne St	0.63mi	3/1.5	1,397 (+12%)	2mo	$133,282	$95	46

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.39×
• Total profit: $8,765
• Equity at exit: $11,928

10-year hold

• IRR: 17.2%
• Equity multiple: 2.25×
• Total profit: $27,985
• Equity at exit: $6,917

Cash invested: $22,400 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$420
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $387

Break-even live

Break-even rent $851

Max offer price $80,000

Occupancy floor 66%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.11mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.13mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.16mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.18mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.23mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.25mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.27mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.30mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.33mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.37mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.38mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.38mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.44mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.45mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.46mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.46mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.50mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	0.52mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.52mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.52mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.55mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.58mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.61mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.61mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.64mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.65mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	0.65mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	44d	1	0.70mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.70mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.71mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.72mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.74mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	0.75mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	0.76mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.76mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.77mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.77mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.79mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.81mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.82mi

Listing history 42 events

1. 2026-06-18
   days on market $80,000 Active 79 DOM
2. 2026-06-17
   days on market $80,000 Active 78 DOM
3. 2026-06-15
   days on market $80,000 Active 76 DOM
4. 2026-06-13
   days on market $80,000 Active 74 DOM
5. 2026-06-13
   days on market $80,000 Active 73 DOM
6. 2026-06-09
   days on market $80,000 Active 70 DOM
7. 2026-06-08
   days on market $80,000 Active 69 DOM
8. 2026-06-07
   days on market $80,000 Active 68 DOM
9. 2026-06-04
   days on market $80,000 Active 65 DOM
10. 2026-06-03
    days on market $80,000 Active 64 DOM
11. 2026-06-02
    days on market $80,000 Active 63 DOM
12. 2026-06-01
    days on market $80,000 Active 62 DOM
13. 2026-05-31
    days on market $80,000 Active 61 DOM
14. 2026-03-31
    listed $80,000 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 10812 Balfour, a charming single-family home located on a quiet residential block on Detroit's east side. This property offers a comfortable layout with a bright living room, an inviting dining area, and a functional kitchen well suited for everyday use. Well-proportioned bedrooms provide flexible living space, and classic architectural details add character throughout the home. The basement offers additional storage or potential for future finishing, and the backyard provides room for outdoor enjoyment or gardening. Conveniently located near parks, neighborhood amenities, and major roadways, this home presents an excellent opportunity for both owner-occupants and investors seeking a dependable Detroit property.

15. 2026-03-31
    listed $80,000 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 10812 Balfour, a charming single-family home located on a quiet residential block on Detroit's east side. This property offers a comfortable layout with a bright living room, an inviting dining area, and a functional kitchen well suited for everyday use. Well-proportioned bedrooms provide flexible living space, and classic architectural details add character throughout the home. The basement offers additional storage or potential for future finishing, and the backyard provides room for outdoor enjoyment or gardening. Conveniently located near parks, neighborhood amenities, and major roadways, this home presents an excellent opportunity for both owner-occupants and investors seeking a dependable Detroit property.

16. 2026-03-31
    listed $80,000 Active

    Show marketing remark (732 chars)

    Welcome to 10812 Balfour, a charming single-family home located on a quiet residential block on Detroit's east side. This property offers a comfortable layout with a bright living room, an inviting dining area, and a functional kitchen well suited for everyday use. Well-proportioned bedrooms provide flexible living space, and classic architectural details add character throughout the home. The basement offers additional storage or potential for future finishing, and the backyard provides room for outdoor enjoyment or gardening. Conveniently located near parks, neighborhood amenities, and major roadways, this home presents an excellent opportunity for both owner-occupants and investors seeking a dependable Detroit property.

17. 2026-02-15
    historical
18. 2026-02-14
    historical
19. 2025-11-14
    listed $110,000 Active
20. 2025-11-14
    listed $110,000 Active
21. 2022-09-14
    soldstatus $99,000
22. 2022-08-09
    price $1,200
23. 2012-01-25
    soldstatus $8,000
24. 2012-01-25
    soldstatus $8,000
25. 2012-01-09
    historical
26. 2012-01-06
    listed $9,900
27. 2012-01-06
    listed $9,900
28. 2006-12-31
    historical
29. 2006-07-10
    listed $120,000
30. 2000-08-29
    soldstatus $95,000
31. 2000-04-11
    soldstatus $95,000
32. 2000-04-11
    soldstatus $95,000
33. 2000-03-04
    historical
34. 2000-02-18
    listed $95,000
35. 2000-02-18
    listed $95,000
36. 1997-09-26
    soldstatus $69,900
37. 1997-07-11
    soldstatus $69,900
38. 1997-07-11
    soldstatus $69,900
39. 1997-06-06
    historical
40. 1997-06-06
    historical
41. 1997-05-16
    listed $69,900
42. 1997-05-16
    listed $69,900

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,090
• − Mortgage interest: −$4,481
• − Property taxes: −$2,637
• − Insurance: −$400
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,327
• Taxable income: $3,671
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,759/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: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+14.4% since first listed

29 events — show timeline

• 2026-03-31 Listed $80,000 SW Michigan MLS
• 2026-03-31 Listed $80,000 REALCOMP
• 2026-03-31 Listed $80,000 MiRealSource-MiMLS
• 2026-02-15 Listing Removed — MiRealSource-MiMLS
• 2026-02-14 Listing Removed — REALCOMP
• 2025-11-14 Listed $110,000 REALCOMP
• 2025-11-14 Listed $110,000 MiRealSource-MiMLS
• 2022-09-14 Sold (Public Records) $99,000 Public Records
• 2022-08-09 Price Changed $1,200 RENT.
• 2012-01-25 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2012-01-25 Sold (MLS) $8,000 REALCOMP
• 2012-01-09 Listing Removed — MiRealSource-MiMLS
• 2012-01-06 Listed $9,900 MiRealSource-MiMLS
• 2012-01-06 Listed $9,900 REALCOMP
• 2006-12-31 Listing Removed — REALCOMP
• 2006-07-10 Listed $120,000 REALCOMP
• 2000-08-29 Sold (Public Records) $95,000 Public Records
• 2000-04-11 Sold (MLS) $95,000 REALCOMP
• 2000-04-11 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2000-03-04 Listing Removed — MiRealSource-MiMLS
• 2000-02-18 Listed $95,000 REALCOMP
• 2000-02-18 Listed $95,000 MiRealSource-MiMLS
• 1997-09-26 Sold (Public Records) $69,900 Public Records
• 1997-07-11 Sold (MLS) $69,900 MiRealSource-MiMLS
• 1997-07-11 Sold (MLS) $69,900 MiRealSource-MiMLS
• 1997-06-06 Listing Removed — MiRealSource-MiMLS
• 1997-06-06 Listing Removed — MiRealSource-MiMLS
• 1997-05-16 Listed $69,900 MiRealSource-MiMLS
• 1997-05-16 Listed $69,900 MiRealSource-MiMLS

Property tax history

+6.7%/yr

Latest (2025): $2,637 · -54.4% YoY. Source: county tax records.