4117 Guilford St · Detroit, MI 48224

$80,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 57 Days on market

Built 1923 6,970 sqft lot $72/sqft · 14% above area Est $70k · 14% 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 +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

Key facts

• Updates to kitchen
• Large front yard
• Good size back yard

Tags

• UPDATES TO BATHROOM
• UPDATES TO KITCHEN
• LARGE LAUNDRY UTILITY ROOM
• PATIO PORCH
• LARGE FRONT YARD
• GOOD SIZE BACK YARD

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 $525 ($6k/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: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 10.2% 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 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); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 6054% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $54k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 4.6

CMA / ARV

• ARV (median comp): $70,476
• List price: $80,000
• Delta: 13.51%
• 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
4104 Woodhall St	0.09mi	3/1.0	1,090 (-2%)	3mo	$29,900	$27	90
4335 Cadieux Rd	0.21mi	3/1.0	1,062 (-4%)	6mo	$80,000	$75	78
3482 Grayton St	0.39mi	3/1.0	1,097 (-1%)	3mo	$140,000	$128	77
4146 University Pl	0.31mi	3/2.0	1,119 (+1%)	7mo	$77,500	$69	75
4154 Grayton St	0.25mi	3/1.5	1,227 (+10%)	2mo	$215,000	$175	67
4403 Guilford St	0.20mi	3/1.0	1,270 (+14%)	4mo	$35,900	$28	64
866 Lincoln Rd	0.55mi	2/2.0 (-1)	1,104 (-1%)	1mo	$249,000	$226	63
4695 Hereford St	0.45mi	2/1.0 (-1)	1,175 (+6%)	6mo	$84,800	$72	59
4503 Bishop St	0.46mi	3/1.5	1,215 (+9%)	3mo	$158,000	$130	59
4200 Grayton St	0.25mi	3/3.0	1,234 (+11%)	4mo	$258,000	$209	59
5279 Cadieux Rd	0.71mi	3/2.0	1,161 (+4%)	0mo	$68,000	$59	55
5220 University Pl	0.71mi	2/1.0 (-1)	1,001 (-10%)	0mo	$40,000	$40	45

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: 19.6%
• Equity multiple: 1.77×
• Total profit: $17,308
• Equity at exit: $11,928

10-year hold

• IRR: 26.2%
• Equity multiple: 3.04×
• Total profit: $45,748
• 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: 4.6×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$420
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $525

Break-even live

Break-even rent $775

Max offer price $80,000

Occupancy floor 59%

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
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	24d	1	0.34mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	24d	1	0.34mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	43d	1	0.71mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	19d	1	0.84mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.93mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.95mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	1d	1	0.96mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	17d	1	1.00mi
542 Neff Ln Grosse Pointe, MI	2.0	1.0	900	$1,595	$1.77	43d	1	1.02mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	1.03mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	1.03mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.06mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	1.08mi
509 Saint Clair Ave Grosse Pointe, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.08mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	24d	1	1.11mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.13mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	1.13mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	1.16mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	1.18mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.22mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	1.23mi
19000 Chandler Park Dr Grosse Pointe, MI	2.0	1.0	1374	$2,300	$1.67	4d	1	1.23mi
19000 Chandler Park Dr Grosse Pointe, MI	2.0	1.0	1374	$2,300	$1.67	1d	1	1.23mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.23mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	1.24mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.25mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	1.26mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	17d	1	1.26mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	2d	1	1.26mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	17d	1	1.26mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	17d	1	1.26mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	2d	1	1.26mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	4d	1	1.27mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	1.29mi
389 Saint Clair Ave Grosse Pointe, MI	2.0	2.0	1000	$3,150	$3.15	43d	1	1.31mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	1.35mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	1.35mi
1312 Somerset Ave Grosse Pointe Park, MI	2.0	1.0	1200	$1,400	$1.17	16d	1	1.35mi
295 Rivard Blvd heuristic Grosse Pointe, MI	2.0	1.0	1000	$2,000	$2.00	24d	1	1.38mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.46mi

Listing history 24 events

1. 2026-06-04
   days on market $80,000 Active 57 DOM
2. 2026-06-03
   days on market $80,000 Active 56 DOM
3. 2026-06-02
   days on market $80,000 Active 55 DOM
4. 2026-06-01
   days on market $80,000 Active 54 DOM
5. 2026-05-31
   days on market $80,000 Active 53 DOM
6. 2026-05-16
   listed $1,300
7. 2026-05-13
   price $80,000 373-char remark

   Show marketing remark (373 chars)

   Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

8. 2026-05-13
   status Active 373-char remark

   Show marketing remark (373 chars)

   Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

9. 2026-05-13
   status Active 373-char remark

   Show marketing remark (373 chars)

   Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

10. 2026-05-13
    price $80,000 373-char remark

    Show marketing remark (373 chars)

    Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

11. 2026-04-23
    historical 373-char remark

    Show marketing remark (373 chars)

    Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

12. 2026-03-19
    listed $90,000 Active 373-char remark

    Show marketing remark (373 chars)

    Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

13. 2026-03-19
    listed $90,000 Active 373-char remark

    Show marketing remark (373 chars)

    Nice 3 bedroom ranch featuring updates in last few years to the bathroom and kitchen. Dining room and a large laundry/utility room for extra storage. Patio/porch in back of home. Large front yard and good size back yard. Garage appears as attached however no direct access from the house. Conveniently located close to shopping, dining and freeway. Also available for rent.

14. 2021-12-17
    soldstatus $54,000
15. 2021-12-08
    soldstatus $54,000 Sold
16. 2021-12-08
    soldstatus $54,000 Closed
17. 2021-11-07
    status Pending
18. 2021-11-07
    status Pending
19. 2021-11-01
    historical Accepting Backup Offers
20. 2021-11-01
    historical Accepting Backup Offers
21. 2021-10-20
    status Pending
22. 2021-10-20
    status Pending
23. 2021-10-01
    listed $70,990 Active
24. 2021-10-01
    listed $70,990 Active

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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 5/10 Major FEMA zone X (unshaded) · 48% 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: $17,268
• − Mortgage interest: −$4,481
• − Property taxes: −$1,910
• − Insurance: −$400
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,327
• Taxable income: $5,387
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $5,005/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

-98.2% since first listed

19 events — show timeline

• 2026-05-16 Listed for Rent $1,300 REALSOURCE
• 2026-05-13 Price Changed $80,000 MiRealSource-MiMLS
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Price Changed $80,000 REALCOMP
• 2026-04-23 Listing Removed — MiRealSource-MiMLS
• 2026-03-19 Listed $90,000 REALCOMP
• 2026-03-19 Listed $90,000 MiRealSource-MiMLS
• 2021-12-17 Sold (Public Records) $54,000 Public Records
• 2021-12-08 Sold (MLS) $54,000 MiRealSource-MiMLS
• 2021-12-08 Sold (MLS) $54,000 REALCOMP
• 2021-11-07 Pending — MiRealSource-MiMLS
• 2021-11-07 Pending — REALCOMP
• 2021-11-01 Contingent — MiRealSource-MiMLS
• 2021-11-01 Contingent — REALCOMP
• 2021-10-20 Pending — MiRealSource-MiMLS
• 2021-10-20 Pending — REALCOMP
• 2021-10-01 Listed $70,990 MiRealSource-MiMLS
• 2021-10-01 Listed $70,990 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $1,910 · -37.7% YoY. Source: county tax records.