4345 W Buena Vista St · Detroit, MI 48238

$99,999

4 bd · 2.0 ba · 2,016 sqft · MultiFamily public records · 11 Days on market

Built 1924 4,356 sqft lot Est $127k · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

INVESTOR SPECIAL IN A HIGH-DEMAND RENTAL MARKET – HUGE UPSIDE & MULTIPLE EXIT STRATEGIES! Opportunity knocks with this * * classic Detroit brick two-family flat * * located in one of the city's strongest rental corridors. Whether you're looking to * * fix and flip, BRRRR, house hack, add to your rental portfolio, or utilize FHA 203(k) financing * * , this property offers the flexibility and upside investors are searching for. Featuring * * two spacious units * * , this property offers strong income-producing potential in an area where rental demand remains high. The major layout is already in place, and much of the heavy lifting has been completed, allowing the next owner to focus on updates, finishes, and maximizing value. Property features include: Two separate living units 4 total bedrooms and 2 full bathrooms Full basement with ample storage and utility space Covered front porch and second-story balcony Detached garage Solid brick construction Significant value-add opportunity This property is ideal for: Owner-occupants looking to live in one unit and rent the other Investors seeking strong cash flow and long-term appreciation Fix-and-flip investors looking for their next project BRRRR investors focused on maximizing ROI FHA 203(k) buyers looking to renovate and build equity With strong rental demand, attractive cash-flow potential, and multiple investment strategies available, this is the type of opportunity savvy investors are always searching for. Bring your vision, add your finishing touches, and unlock the full potential of this Detroit multifamily gem. * * Sold as-is. Buyer to verify all information. Schedule your showing today before this opportunity is gone! * * ADDITIONAL PHOTOS AVAILABLE UPON REQUEST.

Key facts

• Covered front porch
• Second-story balcony
• 4,356 sq ft lot

Tags

• TWO SEPARATE LIVING UNITS
• COVERED FRONT PORCH
• SECOND-STORY BALCONY
• SOLID BRICK CONSTRUCTION

Property features AI

Finance

• Other: Zoned for multifamily use; Lot approximately 0.1 acre (35 x 118)
• Financial info: No detailed financial or investor income/expense data provided
• HOA & community: No HOA information provided

Exterior

• Parking: Garage available
• Security: No security features listed
• Utilities: Circuit breaker electric; Water available; Public sewer
• Home design: Residential income property (multi-family); Two-story building; Front of property faces northwest; rear faces southeast
• Construction: Brick construction; Asphalt roof; Block foundation; Above-grade finished area and below-grade finished area present
• Exterior features: Covered porch and terrace; Paved road access; Pets allowed (cats and dogs); Accessible entrance, bedroom, doors, full bath, kitchen, and stairway

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Two 2-bedroom units (each unit is a 2-bedroom); Partially furnished units
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom; 2 full bathrooms in the building
• Heating & cooling: Forced air heating with natural gas; No cooling system
• Interior features: Gas water heater; Finished basement
• Laundry & utility: Laundry room with washer and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive. Per door: $441/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.9% vs local median 10.1% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 rising fast (+6.1%/yr); 348 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,207/mo this rent would consume 79% of the median local household income ($33k/yr) (locally 2172% 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 $691 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 + 6.1% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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.
• Current owner paid $82k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.21% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.83%
• DSCR: 2.68
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4343 Waverly St	0.11mi	4/2.5	2,046 (+2%)	12mo	$175,000	$86	80
4268 Cortland St	0.30mi	4/2.0	2,000 (-1%)	8mo	$157,000	$79	78
13531 Santa Rosa Dr	0.33mi	4/2.0	2,050 (+2%)	10mo	$95,000	$46	74
4267 Monterey St	0.42mi	4/2.0	2,112 (+5%)	5mo	$49,500	$23	68
3012 Fullerton St	0.65mi	4/2.0	1,993 (-1%)	2mo	$123,000	$62	66
4308 Tyler St	0.09mi	5/2.0 (+1)	2,300 (+14%)	9mo	$195,000	$85	59
4754 Cortland St	0.32mi	5/2.0 (+1)	2,124 (+5%)	15mo	$45,000	$21	59
13233 Santa Rosa Dr	0.30mi	5/2.0 (+1)	2,279 (+13%)	2mo	$175,000	$77	58
3242 Tyler St	0.56mi	4/2.0	2,050 (+2%)	18mo	$85,000	$41	56
3838 Tyler St	0.27mi	3/2.5 (-1)	1,898 (-6%)	17mo	$181,000	$95	56
4047 Tyler St	0.21mi	3/2.5 (-1)	1,737 (-14%)	12mo	$110,000	$63	50
12129 Monica St	0.58mi	4/2.0	1,722 (-15%)	1mo	$94,000	$55	48

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.69×
• Total profit: $47,346
• Equity at exit: $14,910

10-year hold

• IRR: 46.1%
• Equity multiple: 6.20×
• Total profit: $145,659
• Equity at exit: $8,646

Cash invested: $28,000 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 348
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$524
• Tax from tax record: −$295 /mo · $3,537/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $883

Break-even live

Break-even rent $1,090

Max offer price $99,999

Occupancy floor 55%

Sensitivity live

Price	-10% $939	-5% $911	+0% $883	+5% $854	+10% $826
Rent	-10% $708	-5% $796	+0% $883	+5% $970	+10% $1,057
Rate	-1.0pp $933	-0.5pp $908	base $883	+0.5pp $857	+1.0pp $830

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,206
Total (2 units)			$2,207

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.06mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.21mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.31mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	25d	1	0.33mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	45d	1	0.63mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	18d	1	0.73mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	18d	1	0.75mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	0.75mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	0.75mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	0.91mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	18d	1	0.92mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	0.97mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	1.02mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.10mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	1.13mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	3d	1	1.17mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.21mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.34mi

Listing history 8 events

1. 2026-06-21
   days on market $99,999 Active 11 DOM
2. 2026-06-18
   days on market $99,999 Active 8 DOM
3. 2026-06-17
   days on market $99,999 Active 7 DOM
4. 2026-06-16
   days on market $99,999 Active 6 DOM
5. 2026-06-15
   days on market $99,999 Active 5 DOM
6. 2026-06-13
   days on market $99,999 Active 3 DOM
7. 2026-06-13
   remarks 689-char remark
8. 2026-06-13
   listed $99,999 Active 2 DOM

ⓘ 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: $3,537 · $295/mo
• Projected year-2 tax: $3,537 · $295/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 ≥97°F today · 15 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: $26,484
• − Mortgage interest: −$5,601
• − Property taxes: −$3,537
• − Insurance: −$500
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$2,909
• Taxable income: $9,699
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $8,265/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+66.9% since first listed

30 events — show timeline

• 2026-06-11 Listed $99,999 REALCOMP
• 2026-06-10 Listed $99,999 MiRealSource-MiMLS
• 2020-11-30 Sold (Public Records) $81,700 Public Records
• 2020-11-17 Sold (MLS) $81,700 MiRealSource-MiMLS
• 2020-11-17 Sold (MLS) $81,700 REALCOMP
• 2020-09-30 Pending — MiRealSource-MiMLS
• 2020-09-30 Pending — REALCOMP
• 2020-09-04 Price Changed $79,900 MiRealSource-MiMLS
• 2020-09-04 Price Changed $79,900 REALCOMP
• 2020-08-29 Price Changed $80,000 MiRealSource-MiMLS
• 2020-08-29 Price Changed $80,000 REALCOMP
• 2020-08-14 Listed $79,900 REALCOMP
• 2020-08-11 Coming Soon $79,900 REALCOMP
• 2020-08-11 Listed $79,900 MiRealSource-MiMLS
• 2020-03-11 Listing Removed — REALCOMP
• 2020-03-11 Listing Removed — MiRealSource-MiMLS
• 2020-01-03 Price Changed $60,000 MiRealSource-MiMLS
• 2020-01-03 Price Changed $60,000 REALCOMP
• 2020-01-03 Relisted — REALCOMP
• 2020-01-02 Listing Removed — REALCOMP
• 2019-12-30 Price Changed $59,900 MiRealSource-MiMLS
• 2019-12-30 Price Changed $59,900 REALCOMP
• 2019-11-14 Price Changed $61,900 MiRealSource-MiMLS
• 2019-11-14 Price Changed $61,900 REALCOMP
• 2019-09-19 Listed $64,900 MiRealSource-MiMLS
• 2019-09-19 Listed $64,900 REALCOMP
• 2019-09-13 Listing Removed — MiRealSource-MiMLS
• 2019-09-13 Listing Removed — REALCOMP
• 2019-06-13 Listed $59,900 MiRealSource-MiMLS
• 2019-06-13 Listed $59,900 REALCOMP

Property tax history

+9.9%/yr

Latest (2025): $3,537 · +3.9% YoY. Source: county tax records.