18869 Indian St · Redford, MI 48240

$105,000

3 bd · 1.0 ba · 867 sqft · SingleFamily public records · 80 Days on market

Built 1924 5,227 sqft lot Est $157k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 to 18869 Indian! This charming home features 3 bedrooms, 1 full bathroom, and a versatile bonus room perfect for a home office or additional living space. The property offers a fenced-in backyard, ideal for privacy, pets, or entertaining. Inside, you'll find an updated kitchen, new vinyl flooring throughout, and brand new carpet in the bedrooms, giving the home a fresh, move-in-ready feel. Perfect for first-time buyers or anyone looking for a great starter home - don't miss this opportunity!

Key facts

• 5,227 sq ft lot
• Built 1924
• Listed 80 days

Property features AI

Finance

• Other: Residential property in SMITH LINCOLN PARK SUB; Directions: In off 7 Mile east of Inkster; cross street Inkster & 7 Mile

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Fenced backyard; Paved road access; Lot dimensions approximately 40 x 127 (0.12 acres)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $95k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $105k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1924 — 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: 1.50% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $156,927
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19134 Angling St	0.47mi	3/1.0	873 (+1%)	1mo	$165,000	$189	76
18743 Macarthur	0.39mi	3/1.0	931 (+7%)	3mo	$190,000	$204	67
18705 Delaware Ave	0.26mi	2/1.0 (-1)	773 (-11%)	0mo	$140,000	$181	65
19498 Poinciana	0.41mi	2/1.0 (-1)	800 (-8%)	3mo	$147,500	$184	60
18292 Deering St	0.55mi	2/1.0 (-1)	900 (+4%)	4mo	$163,000	$181	60
20010 Rensellor St	0.67mi	3/1.0	900 (+4%)	4mo	$177,400	$197	59
19369 Wakenden	0.62mi	3/1.0	936 (+8%)	3mo	$120,000	$128	55
20044 Seminole	0.73mi	2/1.0 (-1)	900 (+4%)	1mo	$85,450	$95	54
18400 Delaware Ave	0.43mi	3/1.0	981 (+13%)	6mo	$175,000	$178	53
19203 Kinloch	0.52mi	3/1.0	962 (+11%)	6mo	$153,500	$160	52
19357 Centralia	0.73mi	3/1.0	788 (-9%)	2mo	$70,000	$89	49
19968 Poinciana	0.63mi	3/1.0	980 (+13%)	2mo	$137,000	$140	47

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $19,681
• Equity at exit: $15,656

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $64,359
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$551
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $576

Break-even live

Break-even rent $847

Max offer price $105,000

Occupancy floor 58%

Sensitivity live

Price	-10% $636	-5% $606	+0% $576	+5% $547	+10% $517
Rent	-10% $452	-5% $514	+0% $576	+5% $639	+10% $701
Rate	-1.0pp $629	-0.5pp $603	base $576	+0.5pp $549	+1.0pp $521

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	25d	1	0.28mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	0.29mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	0.67mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	5d	1	0.80mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	25d	1	0.96mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	18d	1	0.96mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	1.16mi
29200 Dardanella St Livonia, MI	1.0–2.0	1.0	825	$1,230	$1.49	0d	5	1.17mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	15d	1	1.22mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	44d	1	1.22mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	1.36mi
21335 Negaunee Unit 1542196P Southfield, MI	3.0	1.0	850	$2,415	$2.84	0d	1	1.46mi
28530 Grayling Ave Farmington Hills, MI	2.0	1.0	600	$1,295	$2.16	25d	1	1.46mi
21337 Inkster Rd Unit (NO) Farmington Hills, MI	2.0	1.0	811	$1,295	$1.60	44d	1	1.48mi
28532 Grayling Ave Farmington Hills, MI	2.0	1.0	700	$1,395	$1.99	25d	1	1.49mi
27045 Shiawassee Rd Southfield, MI	3.0	1.0	705	$1,450	$2.06	18d	1	1.49mi

Listing history 41 events

1. 2026-06-18
   days on market $105,000 Active 80 DOM
2. 2026-06-17
   days on market $105,000 Active 79 DOM
3. 2026-06-16
   days on market $105,000 Active 78 DOM
4. 2026-06-15
   price $105,000 Active 77 DOM
5. 2026-06-15
   days on market $110,000 Active 77 DOM
6. 2026-06-13
   days on market $110,000 Active 75 DOM
7. 2026-06-13
   days on market $110,000 Active 74 DOM
8. 2026-06-09
   days on market $110,000 Active 71 DOM
9. 2026-06-08
   days on market $110,000 Active 70 DOM
10. 2026-06-07
    days on market $110,000 Active 69 DOM
11. 2026-06-04
    days on market $110,000 Active 66 DOM
12. 2026-06-03
    days on market $110,000 Active 65 DOM
13. 2026-06-02
    days on market $110,000 Active 64 DOM
14. 2026-06-01
    days on market $110,000 Active 63 DOM
15. 2026-05-31
    days on market $110,000 Active 62 DOM
16. 2026-03-31
    price $119,900 504-char remark

    Show marketing remark (504 chars)

    Welcome to 18869 Indian! This charming home features 3 bedrooms, 1 full bathroom, and a versatile bonus room perfect for a home office or additional living space. The property offers a fenced-in backyard, ideal for privacy, pets, or entertaining. Inside, you'll find an updated kitchen, new vinyl flooring throughout, and brand new carpet in the bedrooms, giving the home a fresh, move-in-ready feel. Perfect for first-time buyers or anyone looking for a great starter home - don't miss this opportunity!

17. 2026-03-30
    price $119,900

    Show marketing remark (504 chars)

    Welcome to 18869 Indian! This charming home features 3 bedrooms, 1 full bathroom, and a versatile bonus room perfect for a home office or additional living space. The property offers a fenced-in backyard, ideal for privacy, pets, or entertaining. Inside, you'll find an updated kitchen, new vinyl flooring throughout, and brand new carpet in the bedrooms, giving the home a fresh, move-in-ready feel. Perfect for first-time buyers or anyone looking for a great starter home - don't miss this opportunity!

18. 2026-03-30
    listed $199,900 Active 504-char remark

    Show marketing remark (504 chars)

    Welcome to 18869 Indian! This charming home features 3 bedrooms, 1 full bathroom, and a versatile bonus room perfect for a home office or additional living space. The property offers a fenced-in backyard, ideal for privacy, pets, or entertaining. Inside, you'll find an updated kitchen, new vinyl flooring throughout, and brand new carpet in the bedrooms, giving the home a fresh, move-in-ready feel. Perfect for first-time buyers or anyone looking for a great starter home - don't miss this opportunity!

19. 2026-03-30
    listed $199,900 Active

    Show marketing remark (504 chars)

    Welcome to 18869 Indian! This charming home features 3 bedrooms, 1 full bathroom, and a versatile bonus room perfect for a home office or additional living space. The property offers a fenced-in backyard, ideal for privacy, pets, or entertaining. Inside, you'll find an updated kitchen, new vinyl flooring throughout, and brand new carpet in the bedrooms, giving the home a fresh, move-in-ready feel. Perfect for first-time buyers or anyone looking for a great starter home - don't miss this opportunity!

20. 2010-06-01
    soldstatus $21,000 326-char remark

    Show marketing remark (326 chars)

    NICE 2 BR 1 BA RANCH! UPDATED KITCHEN, WDWS & MORE! PURCHASE THIS PROP FOR AS LITTLE AS 3% DOWN! THIS PROP IS APPROVED FOR HOMEPATH RENOVATION MRTG FINANCING. EMAIL OFFERS. PROOF OF FUNDS/APPROVAL LETTER MUST ACCOMPANY ALL OFFERS. PROP SOLD "AS-IS". EMD TO BE HELD WITH THE L/S OFFICE. PROP IS CORPORATE OWNED.

21. 2010-04-05
    listed $19,900 326-char remark

    Show marketing remark (326 chars)

    NICE 2 BR 1 BA RANCH! UPDATED KITCHEN, WDWS & MORE! PURCHASE THIS PROP FOR AS LITTLE AS 3% DOWN! THIS PROP IS APPROVED FOR HOMEPATH RENOVATION MRTG FINANCING. EMAIL OFFERS. PROOF OF FUNDS/APPROVAL LETTER MUST ACCOMPANY ALL OFFERS. PROP SOLD "AS-IS". EMD TO BE HELD WITH THE L/S OFFICE. PROP IS CORPORATE OWNED.

22. 2009-11-02
    historical
23. 2008-10-20
    historical
24. 2007-05-21
    listed $49,999
25. 2006-12-31
    historical
26. 2006-12-31
    historical
27. 2006-07-05
    listed $84,000
28. 2006-07-05
    listed $84,000
29. 2006-07-05
    historical
30. 2005-07-26
    listed $79,900
31. 2005-07-26
    listed $79,900
32. 2005-07-15
    historical
33. 2005-07-15
    historical
34. 2005-06-07
    listed $87,750
35. 2005-06-07
    listed $87,750
36. 2005-06-07
    historical
37. 2005-01-15
    listed $87,750
38. 2003-04-01
    soldstatus $66,000
39. 2001-10-19
    soldstatus $46,900
40. 1994-09-06
    soldstatus $23,200
41. 1994-09-06
    soldstatus $13,750

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,257 · $105/mo
• Expected delta: +$360/yr (+$30/mo · 40.1%)

ⓘ 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: $18,919
• − Mortgage interest: −$5,882
• − Property taxes: −$897
• − Insurance: −$525
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,055
• Taxable income: $5,533
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $5,588/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

+416.8% since first listed

26 events — show timeline

• 2026-03-31 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-30 Price Changed $119,900 REALCOMP
• 2026-03-30 Listed $199,900 REALCOMP
• 2026-03-30 Listed $199,900 MiRealSource-MiMLS
• 2010-06-01 Sold (MLS) $21,000 REALCOMP
• 2010-04-05 Listed $19,900 REALCOMP
• 2009-11-02 Listing Removed — MiRealSource-MiMLS
• 2008-10-20 Listing Removed — REALCOMP
• 2007-05-21 Listed $49,999 REALCOMP
• 2006-12-31 Listing Removed — MiRealSource-MiMLS
• 2006-12-31 Listing Removed — REALCOMP
• 2006-07-05 Listing Removed — REALCOMP
• 2006-07-05 Listed $84,000 MiRealSource-MiMLS
• 2006-07-05 Listed $84,000 REALCOMP
• 2005-07-26 Listed $79,900 REALCOMP
• 2005-07-26 Listed $79,900 MiRealSource-MiMLS
• 2005-07-15 Listing Removed — MiRealSource-MiMLS
• 2005-07-15 Listing Removed — REALCOMP
• 2005-06-07 Listing Removed — REALCOMP
• 2005-06-07 Listed $87,750 MiRealSource-MiMLS
• 2005-06-07 Listed $87,750 REALCOMP
• 2005-01-15 Listed $87,750 REALCOMP
• 2003-04-01 Sold (Public Records) $66,000 Public Records
• 2001-10-19 Sold (Public Records) $46,900 Public Records
• 1994-09-06 Sold (Public Records) $13,750 Public Records
• 1994-09-06 Sold (Public Records) $23,200 Public Records

Property tax history

-2.9%/yr

Latest (2025): $897 · -49.2% YoY. Source: county tax records.