18436 Beland St · Detroit, MI 48234

$69,999

3 bd · 1.0 ba · 1,065 sqft · SingleFamily public records · 138 Days on market

Built 1947 4,909 sqft lot $66/sqft · at area comps Est $71k · at est.

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time home buyer or Investor Opportunity! This Detroit bungalow is now vacant and move-in ready, offering immediate flexibility for investors or owner-occupants. Inside, you'll find classic features like original hardwood floors, a spacious living area, a traditional dining room layout. Located on a quiet block with convenient access to local schools, shopping, and major freeways. A solid addition to any portfolio—or a great place to call home. Schedule your showing today!

Key facts

• Spacious living area
• Quiet block
• 4,909 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS LIVING AREA
• TRADITIONAL DINING ROOM
• QUIET BLOCK
• CONVENIENT ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 rising fast (+6.7%/yr); 226 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,348/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 2372% 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 $484 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 + 6.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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 $10k; list at $70k implies a 596% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.87%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $71,253
• List price: $69,999
• Delta: -1.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18104 Runyon St	0.14mi	3/1.0	1,078 (+1%)	0mo	$58,000	$54	91
18696 Blackmoor St	0.26mi	3/1.0	1,010 (-5%)	0mo	$77,500	$77	79
17650 Beland St	0.34mi	3/1.5	1,094 (+3%)	2mo	$67,000	$61	76
17892 Runyon St	0.23mi	3/1.5	995 (-7%)	2mo	$56,000	$56	75
17665 Runyon St	0.34mi	3/2.0	1,096 (+3%)	1mo	$50,000	$46	74
17694 Teppert St	0.31mi	3/1.0	1,013 (-5%)	6mo	$120,000	$118	72
18431 Teppert St	0.03mi	4/1.0 (+1)	1,200 (+13%)	2mo	$67,500	$56	70
8245 E Hildale St	0.56mi	3/1.0	1,028 (-4%)	3mo	$45,000	$44	65
18009 Beland St	0.15mi	3/2.0	1,200 (+13%)	5mo	$102,000	$85	64
8175 House St	0.70mi	3/1.0	1,160 (+9%)	1mo	$100,000	$86	52
19161 Hamburg St	0.73mi	3/1.0	960 (-10%)	2mo	$116,000	$121	48
18982 Hamburg St	0.70mi	3/1.0	952 (-11%)	3mo	$45,000	$47	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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.65×
• Total profit: $32,258
• Equity at exit: $10,437

10-year hold

• IRR: 45.3%
• Equity multiple: 6.14×
• Total profit: $100,709
• Equity at exit: $6,052

Cash invested: $19,600 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$367
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $602

Break-even live

Break-even rent $586

Max offer price $69,999

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	1d	1	0.04mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	0.23mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	0.54mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.57mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.69mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.75mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.84mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	0.87mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	0.91mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.92mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	0.94mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	0.95mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.95mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.97mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	17d	1	0.97mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	1.00mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	17d	1	1.04mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	1.04mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	1.09mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.09mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	17d	1	1.14mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.16mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	1.16mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.17mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	1.19mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.27mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	1.27mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.28mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	1.37mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	1.43mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.43mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.43mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.43mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	1.46mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.48mi

Listing history 41 events

1. 2026-06-18
   days on market $69,999 Active 138 DOM
2. 2026-06-17
   days on market $69,999 Active 137 DOM
3. 2026-06-15
   days on market $69,999 Active 135 DOM
4. 2026-06-13
   days on market $69,999 Active 133 DOM
5. 2026-06-13
   days on market $69,999 Active 132 DOM
6. 2026-06-09
   days on market $69,999 Active 129 DOM
7. 2026-06-08
   days on market $69,999 Active 128 DOM
8. 2026-06-07
   days on market $69,999 Active 127 DOM
9. 2026-06-04
   days on market $69,999 Active 124 DOM
10. 2026-06-03
    days on market $69,999 Active 123 DOM
11. 2026-06-01
    days on market $69,999 Active 121 DOM
12. 2026-05-31
    days on market $69,999 Active 120 DOM
13. 2026-01-31
    listed $70,000 Active 488-char remark

    Show marketing remark (484 chars)

    First time home buyer or Investor Opportunity! This Detroit bungalow is now vacant and move-in ready, offering immediate flexibility for investors or owner-occupants. Inside, you'll find classic features like original hardwood floors, a spacious living area, a traditional dining room layout. Located on a quiet block with convenient access to local schools, shopping, and major freeways. A solid addition to any portfolio - or a great place to call home. Schedule your showing today!

14. 2026-01-31
    listed $70,000 Active 484-char remark

    Show marketing remark (484 chars)

    First time home buyer or Investor Opportunity! This Detroit bungalow is now vacant and move-in ready, offering immediate flexibility for investors or owner-occupants. Inside, you'll find classic features like original hardwood floors, a spacious living area, a traditional dining room layout. Located on a quiet block with convenient access to local schools, shopping, and major freeways. A solid addition to any portfolio - or a great place to call home. Schedule your showing today!

15. 2026-01-17
    historical
16. 2026-01-17
    historical
17. 2025-11-15
    price $75,000
18. 2025-11-14
    price $75,000
19. 2025-11-08
    price $90,000
20. 2025-11-07
    price $90,000
21. 2025-10-20
    listed $75,000 Active
22. 2025-10-20
    listed $75,000 Active
23. 2020-01-24
    historical
24. 2020-01-21
    historical
25. 2019-11-15
    price $59,000
26. 2019-11-14
    price $59,000
27. 2019-10-18
    status Active
28. 2019-10-15
    historical
29. 2019-08-30
    status Active
30. 2019-07-16
    historical
31. 2019-06-18
    listed $65,000 Active
32. 2019-06-18
    listed $65,000 Active
33. 2016-03-30
    soldstatus $10,051 Sold
34. 2016-03-30
    soldstatus $10,051
35. 2016-03-11
    status Pending
36. 2016-03-11
    historical
37. 2016-02-29
    price $9,900
38. 2016-02-16
    status Active
39. 2016-02-08
    status Pending
40. 2016-01-26
    listed $14,900 Active
41. 2016-01-26
    listed $9,900

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$138/yr (+$12/mo · 17.2%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,182
• − Mortgage interest: −$3,921
• − Property taxes: −$802
• − Insurance: −$350
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,036
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,671/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+607.1% since first listed

29 events — show timeline

• 2026-01-31 Listed $70,000 REALCOMP
• 2026-01-31 Listed $70,000 MiRealSource-MiMLS
• 2026-01-17 Listing Removed — REALCOMP
• 2026-01-17 Listing Removed — MiRealSource-MiMLS
• 2025-11-15 Price Changed $75,000 MiRealSource-MiMLS
• 2025-11-14 Price Changed $75,000 REALCOMP
• 2025-11-08 Price Changed $90,000 MiRealSource-MiMLS
• 2025-11-07 Price Changed $90,000 REALCOMP
• 2025-10-20 Listed $75,000 REALCOMP
• 2025-10-20 Listed $75,000 MiRealSource-MiMLS
• 2020-01-24 Listing Removed — REALCOMP
• 2020-01-21 Listing Removed — MiRealSource-MiMLS
• 2019-11-15 Price Changed $59,000 MiRealSource-MiMLS
• 2019-11-14 Price Changed $59,000 REALCOMP
• 2019-10-18 Relisted — REALCOMP
• 2019-10-15 Listing Removed — REALCOMP
• 2019-08-30 Relisted — REALCOMP
• 2019-07-16 Listing Removed — REALCOMP
• 2019-06-18 Listed $65,000 MiRealSource-MiMLS
• 2019-06-18 Listed $65,000 REALCOMP
• 2016-03-30 Sold (MLS) $10,051 MiRealSource-MiMLS
• 2016-03-30 Sold (MLS) $10,051 REALCOMP
• 2016-03-11 Pending — REALCOMP
• 2016-03-11 Listing Removed — MiRealSource-MiMLS
• 2016-02-29 Price Changed $9,900 REALCOMP
• 2016-02-16 Relisted — REALCOMP
• 2016-02-08 Pending — REALCOMP
• 2016-01-26 Listed $14,900 REALCOMP
• 2016-01-26 Listed $9,900 MiRealSource-MiMLS

Property tax history

-5.6%/yr

Latest (2025): $802 · -46.9% YoY. Source: county tax records.