11368 Nardin Dr · Detroit, MI 48204

$120,000

4 bd · 1.5 ba · 1,992 sqft · Townhouse public records · 1 Days on market

Built 1922 4,792 sqft lot ↓ 19% since listing

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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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

Key facts

• Ceramic flooring
• Kitchen
• Living room

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• CERAMIC TILE
• CERAMIC FLOORING
• NARDIN PARK

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story
• Construction: Vinyl siding; Brick/mortar foundation; Built with above-grade finished area of 1,992 square feet
• Exterior features: Paved road access; Residential zoning

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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: 244 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,431/mo this rent would consume 50% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1922 — 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: 1.19% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $88,488
• Equity at exit: $108,106

10-year hold

• IRR: 29.2%
• Equity multiple: 8.21×
• Total profit: $242,346
• Equity at exit: $233,134

Cash invested: $33,600 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$629
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $363

Break-even live

Break-even rent $971

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $431	-5% $397	+0% $363	+5% $330	+10% $296
Rent	-10% $250	-5% $307	+0% $363	+5% $420	+10% $477
Rate	-1.0pp $424	-0.5pp $394	base $363	+0.5pp $332	+1.0pp $301

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.62mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.77mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.80mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.80mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.80mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.84mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.85mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	0.88mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.93mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	0.95mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.97mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	1.03mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.04mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	1.05mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	17d	1	1.05mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.06mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.07mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	1.11mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.11mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	1.11mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	25d	1	1.14mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	25d	1	1.14mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	1.16mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.16mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	1.17mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.18mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	1.18mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	1.30mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.37mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	1.45mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.45mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.45mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.47mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	1.48mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on marketlisting id $120,000 Active 1 DOM
2. 2026-06-18
   days on market $120,000 Active 160 DOM
3. 2026-06-17
   days on market $120,000 Active 159 DOM
4. 2026-06-15
   days on market $120,000 Active 157 DOM
5. 2026-06-13
   days on market $120,000 Active 155 DOM
6. 2026-06-13
   days on market $120,000 Active 154 DOM
7. 2026-06-09
   days on market $120,000 Active 151 DOM
8. 2026-06-08
   days on market $120,000 Active 150 DOM
9. 2026-06-07
   days on market $120,000 Active 149 DOM
10. 2026-06-04
    days on market $120,000 Active 146 DOM
11. 2026-06-03
    days on market $120,000 Active 145 DOM
12. 2026-06-01
    days on market $120,000 Active 143 DOM
13. 2026-05-31
    days on market $120,000 Active 142 DOM
14. 2026-05-19
    status Active 832-char remark

    Show marketing remark (832 chars)

    Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

15. 2026-05-19
    status Active

    Show marketing remark (832 chars)

    Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

16. 2026-02-23
    historical Active Under Contract

    Show marketing remark (832 chars)

    Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

17. 2026-02-23
    historical Accepting Backup Offers 832-char remark

    Show marketing remark (832 chars)

    Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

18. 2026-01-09
    listed $120,000 Active

    Show marketing remark (832 chars)

    Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

19. 2026-01-09
    listed $120,000 Active 832-char remark

    Show marketing remark (832 chars)

    Attention investors and first-time home buyers! This multifamily features 2 units, two units boasts 2 beds, 1 bath, each one with a living room, dining room, and kitchen. Ideal for house hacking (rent one- live in one) or investors looking to generate a good return of investment (each unit can be rented between $900 and $1,000 - approx market value). Needs TLC, both bathrooms have ceramic tile, and kitchens feature ceramic flooring and wood cabinets. The highlight of this property is the location. It is conveniently located in the heart of Nardin Park, with easy access from Livernois and freeway I-96. Don't miss this opportunity!! Come and see for yourself! Selling in AS-IS condition. All measurements are estimated. Buyer and agents to verify all information. PROPERTY BACK ON THE MARKET AT NO FAULT OF SELLER OR PROPERTY.

20. 2022-09-22
    soldstatus $149,000

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$396/yr (+$33/mo · 37.4%)

ⓘ 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: $17,177
• − Mortgage interest: −$6,722
• − Property taxes: −$1,057
• − Insurance: −$600
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,491
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,747/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

-19.5% since first listed

7 events — show timeline

• 2026-05-19 Relisted — MiRealSource-MiMLS
• 2026-05-19 Relisted — REALCOMP
• 2026-02-23 Contingent — REALCOMP
• 2026-02-23 Contingent — MiRealSource-MiMLS
• 2026-01-09 Listed $120,000 REALCOMP
• 2026-01-09 Listed $120,000 MiRealSource-MiMLS
• 2022-09-22 Sold (Public Records) $149,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $1,057 · -7.3% YoY. Source: county tax records.