3430 Bedford St · Detroit, MI 48224

$165,000

4 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 6 Days on market

Built 1963 6,970 sqft lot Est $246k · 33% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom 2 Bathroom brick ranch in great location. Home is currently occupied, do not approach property. Seller willing to sell conventional or land contract terms. All measurements to be verified by purchaser.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,003/mo this rent would consume 54% of the median local household income ($45k/yr) (locally 2515% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1963 — 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. 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?
4. 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?
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: 1.21% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $246,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3926 Three Mile Dr	0.25mi	3/3.0 (-1)	2,097 (+2%)	6mo	$180,000	$86	70
1383 Bishop Rd	0.46mi	3/1.5 (-1)	2,100 (+2%)	1mo	$515,000	$245	66
1386 Three Mile Dr	0.17mi	4/2.5	1,802 (-12%)	6mo	$390,000	$216	65
3918 Nottingham Rd	0.51mi	4/2.0	2,126 (+4%)	7mo	$226,000	$106	64
4150 Kensington Ave	0.50mi	4/3.0	2,154 (+5%)	3mo	$225,000	$104	62
1205 Harvard Rd	0.69mi	3/1.5 (-1)	2,053 (+0%)	2mo	$412,000	$201	59
4331 Balfour Rd	0.62mi	3/2.0 (-1)	1,793 (-12%)	1mo	$160,000	$89	44
4489 Kensington Ave	0.73mi	3/2.0 (-1)	1,876 (-8%)	4mo	$195,000	$104	43
760 Loraine St	0.73mi	4/2.5	1,790 (-13%)	4mo	$590,000	$330	40
781 Loraine St	0.69mi	3/1.5 (-1)	2,282 (+11%)	3mo	$445,000	$195	39
4657 Courville St	0.67mi	3/1.5 (-1)	1,765 (-14%)	5mo	$100,000	$57	35
4707 Courville St	0.71mi	4/2.5	1,743 (-15%)	7mo	$208,500	$120	34

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,159
• Equity at exit: $24,602

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $11,652
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$865
• Tax from tax record: −$240 /mo · $2,885/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $408

Break-even live

Break-even rent $1,487

Max offer price $165,000

Occupancy floor 75%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.07mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.07mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	1.21mi
371 Neff Rd Grosse Pointe, MI	3.0	1.5	1835	$2,395	$1.31	24d	1	1.24mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	1.41mi
685 Bedford Ln Grosse Pointe Park, MI	4.0	2.5	2690	$4,500	$1.67	11d	1	1.42mi

Listing history 18 events

1. 2025-06-27
   status Pending
2. 2024-12-17
   status Pending
3. 2022-03-02
   status Pending 211-char remark

   Show marketing remark (211 chars)

   4 Bedroom 2 Bathroom brick ranch in great location. Home is currently occupied, do not approach property. Seller willing to sell conventional or land contract terms. All measurements to be verified by purchaser.

4. 2022-03-02
   status Pending

   Show marketing remark (211 chars)

   4 Bedroom 2 Bathroom brick ranch in great location. Home is currently occupied, do not approach property. Seller willing to sell conventional or land contract terms. All measurements to be verified by purchaser.

5. 2022-03-01
   soldstatus $185,000
6. 2022-02-25
   historical
7. 2022-02-18
   listed $165,000 Active

   Show marketing remark (211 chars)

   4 Bedroom 2 Bathroom brick ranch in great location. Home is currently occupied, do not approach property. Seller willing to sell conventional or land contract terms. All measurements to be verified by purchaser.

8. 2022-02-18
   listed $165,000 Active 211-char remark

   Show marketing remark (211 chars)

   4 Bedroom 2 Bathroom brick ranch in great location. Home is currently occupied, do not approach property. Seller willing to sell conventional or land contract terms. All measurements to be verified by purchaser.

9. 2014-03-04
   historical
10. 2014-03-04
    historical
11. 2014-01-17
    listed $35,000
12. 2014-01-17
    listed $35,000
13. 2011-06-30
    historical
14. 2010-07-18
    listed $34,900
15. 2009-10-12
    soldstatus $5,000
16. 2009-08-25
    historical
17. 2009-08-24
    listed $5,000
18. 2000-09-19
    soldstatus $38,000

ⓘ 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: $2,885 · $240/mo
• Projected year-2 tax: $2,885 · $240/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 ≥96°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: $24,041
• − Mortgage interest: −$9,243
• − Property taxes: −$2,885
• − Insurance: −$825
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,800
• Taxable income: $2,442
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $4,313/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

+386.8% since first listed

18 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-03-02 Pending — MiRealSource-MiMLS
• 2022-03-02 Pending — REALCOMP
• 2022-03-01 Sold (Public Records) $185,000 Public Records
• 2022-02-25 Listing Removed — REALCOMP
• 2022-02-18 Listed $165,000 MiRealSource-MiMLS
• 2022-02-18 Listed $165,000 REALCOMP
• 2014-03-04 Listing Removed — MiRealSource-MiMLS
• 2014-03-04 Listing Removed — REALCOMP
• 2014-01-17 Listed $35,000 MiRealSource-MiMLS
• 2014-01-17 Listed $35,000 REALCOMP
• 2011-06-30 Listing Removed — MiRealSource-MiMLS
• 2010-07-18 Listed $34,900 MiRealSource-MiMLS
• 2009-10-12 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2009-08-25 Listing Removed — MiRealSource-MiMLS
• 2009-08-24 Listed $5,000 MiRealSource-MiMLS
• 2000-09-19 Sold (Public Records) $38,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,885 · -56.1% YoY. Source: county tax records.