4705 Neff Ave · Detroit, MI 48224

$75,000

2 bd · 1.0 ba · 729 sqft · SingleFamily public records · 6 Days on market

Built 1943 6,970 sqft lot $103/sqft · 68% above area

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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 +27.3/30.0
• 1% rule +9.9/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 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

4705 Neff Avenue, Detroit, MI 48224. Welcome to this charming and well-maintained ranch home in the desirable C Neff Estate Subdivision! This cozy 2-bedroom, 1-bath residence offers comfortable living with several modern updates, making it an excellent opportunity for first-time homebuyers, investors, or anyone seeking an affordable, move-in-ready property in Detroit. Vinyl siding exterior; no garage but ample off-street parking potential. Large lot with room for outdoor enjoyment, landscaping, or future expansions. Priced competitively at $75,000, this home is a fantastic value in the 48224 zip code. It's conveniently located near restaurants, shopping, major highways, and everyday amenities - perfect for convenient city living. Ideal for Section 8 tenants, owner-occupants, or investors looking for solid rental potential in a established Detroit neighborhood. Property is being sold "as-is" with possession at closing. Don't miss out on this well-cared-for gem!

Key facts

• Large lot
• 6,970 sq ft lot
• Built 1943

Tags

• VINYL SIDING EXTERIOR
• AMPLE OFF-STREET PARKING
• LARGE LOT
• SOLID RENTAL POTENTIAL
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot roughly 40 x 171.16 (0.16 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: 5 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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; 492 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $519 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.49% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 5.6

CMA / ARV

• ARV (median comp): $46,000
• List price: $75,000
• Delta: 63.04%
• 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
5251 Neff Ave	0.25mi	2/1.0	720 (-1%)	2mo	$46,000	$64	85
5298 Neff Ave	0.29mi	2/1.0	720 (-1%)	2mo	$46,000	$64	83
4607 Radnor St	0.37mi	2/1.0	731 (+0%)	2mo	$50,000	$68	81
5290 University Pl	0.33mi	2/1.0	721 (-1%)	5mo	$60,000	$83	78
5243 Neff Ave	0.24mi	2/1.0	816 (+12%)	7mo	$85,000	$104	63
4481 Radnor St	0.43mi	2/1.0	792 (+9%)	5mo	$32,000	$40	62
4138 University Pl	0.40mi	3/1.0 (+1)	780 (+7%)	7mo	$77,500	$99	59
5203 Marseilles St	0.29mi	3/1.0 (+1)	816 (+12%)	7mo	$77,500	$95	56
4528 Marseilles St	0.30mi	3/1.0 (+1)	637 (-13%)	7mo	$77,500	$122	54
5558 Radnor St	0.55mi	2/1.0	660 (-10%)	6mo	$18,000	$27	54
5955 Guilford St	0.63mi	3/1.0 (+1)	802 (+10%)	6mo	$43,000	$54	44
5007 Ashley St	0.72mi	2/1.0	817 (+12%)	2mo	$30,000	$37	44

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-723
• Equity at exit: $11,183

10-year hold

• IRR: 5.7%
• Equity multiple: 1.37×
• Total profit: $7,823
• Equity at exit: $6,485

Cash invested: $21,000 (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 48224

• Rents YoY: 0.7%
• Active inventory: 492
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$393
• Tax from tax record: −$240 /mo · $2,881/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $217

Break-even live

Break-even rent $841

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $259	-5% $238	+0% $217	+5% $196	+10% $174
Rent	-10% $129	-5% $173	+0% $217	+5% $261	+10% $305
Rate	-1.0pp $255	-0.5pp $236	base $217	+0.5pp $197	+1.0pp $178

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	45d	1	0.26mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	45d	1	0.27mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	23d	1	0.27mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	45d	1	0.27mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	45d	1	0.27mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	16d	1	0.57mi
17161 Denver St Detroit, MI	1.0	1.0	700	$800	$1.14	13d	1	0.69mi
17161 Denver St Apt 10 Detroit, MI	1.0	1.0	700	$800	$1.14	12d	1	0.69mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	16d	1	0.96mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	0.96mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	1.07mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	4d	1	1.20mi

Listing history 40 events

1. 2026-06-21
   days on market $75,000 Active 6 DOM
2. 2026-06-18
   days on market $75,000 Active 3 DOM
3. 2026-06-17
   days on market $75,000 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark

   Show marketing remark (986 chars)

   4705 Neff Avenue, Detroit, MI 48224. Welcome to this charming and well-maintained ranch home in the desirable C Neff Estate Subdivision! This cozy 2-bedroom, 1-bath residence offers comfortable living with several modern updates, making it an excellent opportunity for first-time homebuyers, investors, or anyone seeking an affordable, move-in-ready property in Detroit. Vinyl siding exterior; no garage but ample off-street parking potential. Large lot with room for outdoor enjoyment, landscaping, or future expansions. Priced competitively at $75,000, this home is a fantastic value in the 48224 zip code. It's conveniently located near restaurants, shopping, major highways, and everyday amenities - perfect for convenient city living. Ideal for Section 8 tenants, owner-occupants, or investors looking for solid rental potential in a established Detroit neighborhood. Property is being sold "as-is" with possession at closing. Don't miss out on this well-cared-for gem!

5. 2026-06-15
   days on marketlisting id $75,000 Active 1 DOM

   Show marketing remark (986 chars)

   4705 Neff Avenue, Detroit, MI 48224. Welcome to this charming and well-maintained ranch home in the desirable C Neff Estate Subdivision! This cozy 2-bedroom, 1-bath residence offers comfortable living with several modern updates, making it an excellent opportunity for first-time homebuyers, investors, or anyone seeking an affordable, move-in-ready property in Detroit. Vinyl siding exterior; no garage but ample off-street parking potential. Large lot with room for outdoor enjoyment, landscaping, or future expansions. Priced competitively at $75,000, this home is a fantastic value in the 48224 zip code. It's conveniently located near restaurants, shopping, major highways, and everyday amenities - perfect for convenient city living. Ideal for Section 8 tenants, owner-occupants, or investors looking for solid rental potential in a established Detroit neighborhood. Property is being sold "as-is" with possession at closing. Don't miss out on this well-cared-for gem!

6. 2026-06-15
   days on market $75,000 Active 306 DOM

   Show marketing remark (986 chars)

   4705 Neff Avenue, Detroit, MI 48224. Welcome to this charming and well-maintained ranch home in the desirable C Neff Estate Subdivision! This cozy 2-bedroom, 1-bath residence offers comfortable living with several modern updates, making it an excellent opportunity for first-time homebuyers, investors, or anyone seeking an affordable, move-in-ready property in Detroit. Vinyl siding exterior; no garage but ample off-street parking potential. Large lot with room for outdoor enjoyment, landscaping, or future expansions. Priced competitively at $75,000, this home is a fantastic value in the 48224 zip code. It's conveniently located near restaurants, shopping, major highways, and everyday amenities - perfect for convenient city living. Ideal for Section 8 tenants, owner-occupants, or investors looking for solid rental potential in a established Detroit neighborhood. Property is being sold "as-is" with possession at closing. Don't miss out on this well-cared-for gem!

7. 2026-06-13
   days on market $75,000 Active 304 DOM
8. 2026-06-13
   days on market $75,000 Active 303 DOM
9. 2026-06-09
   days on market $75,000 Active 300 DOM
10. 2026-06-08
    days on market $75,000 Active 299 DOM
11. 2026-06-07
    days on market $75,000 Active 298 DOM
12. 2026-06-04
    days on market $75,000 Active 295 DOM
13. 2026-06-03
    days on market $75,000 Active 294 DOM
14. 2026-06-01
    days on market $75,000 Active 292 DOM
15. 2026-05-31
    days on market $75,000 Active 291 DOM
16. 2026-05-12
    price $75,000 264-char remark
17. 2026-05-12
    price $75,000 264-char remark
18. 2025-08-13
    listed $79,000 Active 264-char remark
19. 2025-08-13
    listed $79,000 Active 264-char remark
20. 2022-03-10
    soldstatus $75,000
21. 2016-09-28
    status Pending
22. 2016-09-28
    status Pending
23. 2016-09-27
    soldstatus $6,000 Sold
24. 2016-09-27
    soldstatus $6,000 Closed
25. 2016-08-05
    price $8,500
26. 2016-08-05
    price $8,500
27. 2016-06-15
    price $9,500
28. 2016-06-14
    price $9,500
29. 2016-04-07
    listed $11,000 Active
30. 2016-02-04
    price $11,000
31. 2015-11-30
    price $17,000
32. 2015-09-18
    price $18,000
33. 2015-08-20
    price $19,500
34. 2015-06-17
    listed $22,000 Active
35. 2014-03-11
    soldstatus $10,500
36. 2014-03-11
    soldstatus $10,500
37. 2014-02-19
    historical
38. 2013-09-27
    listed $13,900
39. 2013-09-27
    listed $13,900
40. 1993-08-23
    soldstatus $18,500

ⓘ 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: $2,881 · $240/mo
• Projected year-2 tax: $2,881 · $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: $13,391
• − Mortgage interest: −$4,201
• − Property taxes: −$2,881
• − Insurance: −$375
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,182
• Taxable income: $1,609
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,217/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

+305.4% since first listed

29 events — show timeline

• 2026-06-15 Listed $75,000 REALCOMP
• 2026-06-15 Listing Removed — MiRealSource-MiMLS
• 2026-06-15 Listed $75,000 MiRealSource-MiMLS
• 2026-06-15 Listing Removed — REALCOMP
• 2026-05-12 Price Changed $75,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $75,000 REALCOMP
• 2025-08-13 Listed $79,000 MiRealSource-MiMLS
• 2025-08-13 Listed $79,000 REALCOMP
• 2022-03-10 Sold (Public Records) $75,000 Public Records
• 2016-09-28 Pending — MiRealSource-MiMLS
• 2016-09-28 Pending — REALCOMP
• 2016-09-27 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2016-09-27 Sold (MLS) $6,000 REALCOMP
• 2016-08-05 Price Changed $8,500 MiRealSource-MiMLS
• 2016-08-05 Price Changed $8,500 REALCOMP
• 2016-06-15 Price Changed $9,500 MiRealSource-MiMLS
• 2016-06-14 Price Changed $9,500 REALCOMP
• 2016-04-07 Listed $11,000 MiRealSource-MiMLS
• 2016-02-04 Price Changed $11,000 REALCOMP
• 2015-11-30 Price Changed $17,000 REALCOMP
• 2015-09-18 Price Changed $18,000 REALCOMP
• 2015-08-20 Price Changed $19,500 REALCOMP
• 2015-06-17 Listed $22,000 REALCOMP
• 2014-03-11 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2014-03-11 Sold (MLS) $10,500 REALCOMP
• 2014-02-19 Listing Removed — MiRealSource-MiMLS
• 2013-09-27 Listed $13,900 MiRealSource-MiMLS
• 2013-09-27 Listed $13,900 REALCOMP
• 1993-08-23 Sold (Public Records) $18,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,881 · +0.8% YoY. Source: county tax records.