4153 Concord St · Detroit, MI 48207

$89,000

4 bd · 1.5 ba · 1,623 sqft · SingleFamily public records · 46 Days on market

Built 1910 5,227 sqft lot $55/sqft · 35% above area Est $66k · 35% over ↓ 3% since listing

---

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
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor Opportunity Near Islandview / East Village ! Bring your vision to 4153 Concord St - a spacious 4 bedroom home with over 1600 sq ft offering classic character, generous room sizes, and strong value-add potential. This property features original hardwood floors, tall ceilings, vintage details, and multiple flexible living spaces that could be restored into a beautiful primary residence or rental property. The home sits on a fenced lot with a deep backyard and offers plenty of space for future improvements. Interior work has already been started in select areas, giving the next owner a head start while still leaving room to customize finishes and maximize equity. Located near Detroit's growing East Side corridors, with convenient access to downtown, Belle Isle, West Village, Indian Village, shopping, dining, and major roadways. Ideal for investors, rehabbers, or buyers seeking a renovation project with upside. Property sold as-is.

Key facts

• 5,227 sq ft lot
• Built 1910
• Listed 45 days

Property features AI

Finance

• Financial info: Annual property tax approximately $610

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Ground-level entry
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 33.55 x 153.2 (0.12 acre)

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Radiant heating; Steam heating; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 10.0% 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 (+3.5%/yr); 245 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,851/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 2017% 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 (-2.8%/yr); year-one equity from $615 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 (-2.8% appreciation + 3.5% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1910 — 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: 2.08% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.82%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $65,694
• List price: $89,000
• Delta: 35.48%
• 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
4475 Field St	0.30mi	4/1.0	1,471 (-9%)	2mo	$45,000	$31	66
3238 Helen St	0.43mi	3/1.0 (-1)	1,475 (-9%)	6mo	$58,425	$40	53
3752 Van Dyke St	0.64mi	4/2.5	1,746 (+8%)	4mo	$65,000	$37	50
3730 Field St	0.35mi	3/1.0 (-1)	1,530 (-6%)	20mo	$68,000	$44	50
2559 Helen St	0.69mi	3/1.5 (-1)	1,508 (-7%)	3mo	$85,000	$56	49
3499 Townsend St	0.55mi	3/2.5 (-1)	1,590 (-2%)	17mo	$276,000	$174	48
4518 Van Dyke St	0.62mi	4/1.5	1,764 (+9%)	19mo	$120,000	$68	40
3982 Townsend St	0.42mi	3/1.0 (-1)	1,428 (-12%)	17mo	$79,460	$56	40
5014 Townsend St	0.57mi	3/1.0 (-1)	1,388 (-14%)	8mo	$10,000	$7	36
5115 Seyburn St	0.71mi	3/1.0 (-1)	1,400 (-14%)	8mo	$15,000	$11	31
5235 Mount Elliott St	0.60mi	3/1.0 (-1)	1,380 (-15%)	14mo	$33,500	$24	28
3517 Townsend St	0.54mi	4/3.5	1,850 (+14%)	19mo	$300,000	$162	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.66×
• Total profit: $41,363
• Equity at exit: $14,100

10-year hold

• IRR: 44.8%
• Equity multiple: 5.43×
• Total profit: $110,430
• Equity at exit: $9,128

Cash invested: $24,920 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 245
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$467
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $848

Break-even live

Break-even rent $778

Max offer price $89,000

Occupancy floor 49%

Sensitivity live

Price	-10% $898	-5% $873	+0% $848	+5% $822	+10% $797
Rent	-10% $701	-5% $774	+0% $848	+5% $921	+10% $994
Rate	-1.0pp $892	-0.5pp $870	base $848	+0.5pp $825	+1.0pp $801

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	45d	1	0.31mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	0.64mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	18d	1	0.66mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.96mi
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	45d	1	1.11mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	45d	1	1.13mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	19d	1	1.29mi
1348 Village Dr Detroit, MI	3.0	2.5	2100	$2,295	$1.09	25d	1	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Active 46 DOM
2. 2026-06-18
   days on market $89,000 Active 43 DOM
3. 2026-06-17
   days on market $89,000 Active 42 DOM
4. 2026-06-15
   days on market $89,000 Active 40 DOM
5. 2026-06-13
   days on market $89,000 Active 38 DOM
6. 2026-06-13
   days on market $89,000 Active 37 DOM
7. 2026-06-09
   pricedays on market $89,000 Active 34 DOM

   Show marketing remark (952 chars)

   Investor Opportunity Near Islandview / East Village ! Bring your vision to 4153 Concord St - a spacious 4 bedroom home with over 1600 sq ft offering classic character, generous room sizes, and strong value-add potential. This property features original hardwood floors, tall ceilings, vintage details, and multiple flexible living spaces that could be restored into a beautiful primary residence or rental property. The home sits on a fenced lot with a deep backyard and offers plenty of space for future improvements. Interior work has already been started in select areas, giving the next owner a head start while still leaving room to customize finishes and maximize equity. Located near Detroit's growing East Side corridors, with convenient access to downtown, Belle Isle, West Village, Indian Village, shopping, dining, and major roadways. Ideal for investors, rehabbers, or buyers seeking a renovation project with upside. Property sold as-is.

8. 2026-06-08
   days on market $92,000 Active 33 DOM
9. 2026-06-07
   days on market $92,000 Active 32 DOM
10. 2026-06-04
    days on market $92,000 Active 29 DOM
11. 2026-06-03
    days on market $92,000 Active 28 DOM
12. 2026-06-02
    days on market $92,000 Active 27 DOM
13. 2026-06-01
    days on market $92,000 Active 26 DOM
14. 2026-05-31
    days on market $92,000 Active 25 DOM
15. 2026-05-07
    listed $92,000 Active 952-char remark

    Show marketing remark (952 chars)

    Investor Opportunity Near Islandview / East Village ! Bring your vision to 4153 Concord St - a spacious 4 bedroom home with over 1600 sq ft offering classic character, generous room sizes, and strong value-add potential. This property features original hardwood floors, tall ceilings, vintage details, and multiple flexible living spaces that could be restored into a beautiful primary residence or rental property. The home sits on a fenced lot with a deep backyard and offers plenty of space for future improvements. Interior work has already been started in select areas, giving the next owner a head start while still leaving room to customize finishes and maximize equity. Located near Detroit's growing East Side corridors, with convenient access to downtown, Belle Isle, West Village, Indian Village, shopping, dining, and major roadways. Ideal for investors, rehabbers, or buyers seeking a renovation project with upside. Property sold as-is.

16. 2026-05-07
    listed $92,000 Active 962-char remark

    Show marketing remark (952 chars)

    Investor Opportunity Near Islandview / East Village ! Bring your vision to 4153 Concord St - a spacious 4 bedroom home with over 1600 sq ft offering classic character, generous room sizes, and strong value-add potential. This property features original hardwood floors, tall ceilings, vintage details, and multiple flexible living spaces that could be restored into a beautiful primary residence or rental property. The home sits on a fenced lot with a deep backyard and offers plenty of space for future improvements. Interior work has already been started in select areas, giving the next owner a head start while still leaving room to customize finishes and maximize equity. Located near Detroit's growing East Side corridors, with convenient access to downtown, Belle Isle, West Village, Indian Village, shopping, dining, and major roadways. Ideal for investors, rehabbers, or buyers seeking a renovation project with upside. Property sold as-is.

17. 2026-05-05
    historical $92,000 952-char remark

    Show marketing remark (952 chars)

    Investor Opportunity Near Islandview / East Village ! Bring your vision to 4153 Concord St - a spacious 4 bedroom home with over 1600 sq ft offering classic character, generous room sizes, and strong value-add potential. This property features original hardwood floors, tall ceilings, vintage details, and multiple flexible living spaces that could be restored into a beautiful primary residence or rental property. The home sits on a fenced lot with a deep backyard and offers plenty of space for future improvements. Interior work has already been started in select areas, giving the next owner a head start while still leaving room to customize finishes and maximize equity. Located near Detroit's growing East Side corridors, with convenient access to downtown, Belle Isle, West Village, Indian Village, shopping, dining, and major roadways. Ideal for investors, rehabbers, or buyers seeking a renovation project with upside. Property sold as-is.

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$19/yr (+$2/mo · 1.4%)

ⓘ 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 ≥96°F today · 15 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: $22,215
• − Mortgage interest: −$4,985
• − Property taxes: −$1,333
• − Insurance: −$445
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$2,589
• Taxable income: $9,308
• Est. tax owed @ 24.0%: −$2,234
• After-tax cash flow: $7,937/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

-3.3% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $89,000 MiRealSource-MiMLS
• 2026-06-08 Price Changed $89,000 REALCOMP
• 2026-05-07 Listed $92,000 MiRealSource-MiMLS
• 2026-05-07 Listed $92,000 REALCOMP
• 2026-05-05 Coming Soon $92,000 MiRealSource-MiMLS

Property tax history

-2.7%/yr

Latest (2025): $1,333 · +25.0% YoY. Source: county tax records.