5525 Haverhill St · Detroit, MI 48224

$110,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 96 Days on market

Built 1929 4,792 sqft lot $78/sqft · 12% below area Est $125k · 12% 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 +26.3/30.0
• ARV discount +13.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• 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

Great investment opportunity! 5525 Haverhill is a tenant-occupied property with long-term stability in place. Currently rented through a Section 8 program at $1,200 per month, with a lease in effect through October 31, 2026. Please do not disturb the tenant. No showings will be permitted until an offer is accepted. Ideal for investors seeking immediate cash flow with a reliable rental history.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% 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 $761 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.26% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $125,309
• List price: $110,000
• Delta: -12.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5574 Buckingham Ave	0.05mi	3/1.0	1,430 (+1%)	2mo	$105,000	$73	94
5791 Bedford St	0.22mi	3/1.5	1,344 (-5%)	1mo	$178,000	$132	79
5743 Buckingham Ave	0.15mi	3/1.5	1,328 (-6%)	2mo	$160,000	$120	79
5266 Devonshire Rd	0.12mi	3/1.0	1,274 (-10%)	1mo	$118,000	$93	77
5050 Somerset Ave	0.34mi	3/1.0	1,356 (-4%)	1mo	$84,900	$63	77
5753 Three Mile Dr	0.23mi	3/1.5	1,521 (+7%)	2mo	$75,000	$49	73
4605 Devonshire Rd	0.53mi	3/1.0	1,357 (-4%)	1mo	$139,000	$102	67
4404 Somerset Ave	0.62mi	3/1.0	1,292 (-9%)	0mo	$190,000	$147	56
9817 Somerset Ave	0.59mi	3/1.0	1,290 (-9%)	2mo	$30,000	$23	56
5085 Grayton St	0.64mi	4/2.5 (+1)	1,381 (-2%)	1mo	$240,500	$174	54
10185 Beaconsfield St	0.73mi	3/1.0	1,300 (-8%)	2mo	$73,000	$56	51
9988 Somerset Ave	0.61mi	3/1.0	1,206 (-15%)	1mo	$130,000	$108	46

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,761
• Equity at exit: $16,401

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $8,963
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$577
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $284

Break-even live

Break-even rent $1,031

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $347	-5% $316	+0% $284	+5% $253	+10% $222
Rent	-10% $175	-5% $229	+0% $284	+5% $339	+10% $394
Rate	-1.0pp $340	-0.5pp $312	base $284	+0.5pp $256	+1.0pp $227

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	0.03mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.10mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	0.10mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.19mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.20mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	0.29mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.31mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	0.32mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	16d	1	0.35mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	0.38mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	0.45mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.49mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	21d	1	0.54mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.55mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.63mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.65mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.65mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	0.67mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	6d	1	0.67mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.71mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.76mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.77mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	18d	1	0.82mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.83mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.84mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.87mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.90mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	44d	1	0.92mi
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	25d	1	0.93mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	18d	1	0.94mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.95mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	0.96mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.97mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	1.00mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	18d	1	1.00mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	1.01mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	25d	1	1.03mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.04mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	44d	1	1.06mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	1.06mi

Listing history 27 events

1. 2026-06-21
   days on market $110,000 Active 96 DOM
2. 2026-06-18
   days on market $110,000 Active 93 DOM
3. 2026-06-17
   days on market $110,000 Active 92 DOM
4. 2026-06-15
   days on market $110,000 Active 90 DOM
5. 2026-06-13
   days on market $110,000 Active 88 DOM
6. 2026-06-13
   days on market $110,000 Active 87 DOM
7. 2026-06-09
   days on market $110,000 Active 84 DOM
8. 2026-06-08
   days on market $110,000 Active 83 DOM
9. 2026-06-07
   days on market $110,000 Active 82 DOM
10. 2026-06-04
    days on market $110,000 Active 79 DOM
11. 2026-06-03
    days on market $110,000 Active 78 DOM
12. 2026-06-01
    days on market $110,000 Active 76 DOM
13. 2026-05-31
    days on market $110,000 Active 75 DOM
14. 2026-04-29
    price $110,000 396-char remark

    Show marketing remark (396 chars)

    Great investment opportunity! 5525 Haverhill is a tenant-occupied property with long-term stability in place. Currently rented through a Section 8 program at $1,200 per month, with a lease in effect through October 31, 2026. Please do not disturb the tenant. No showings will be permitted until an offer is accepted. Ideal for investors seeking immediate cash flow with a reliable rental history.

15. 2026-04-28
    price $110,000 396-char remark

    Show marketing remark (396 chars)

    Great investment opportunity! 5525 Haverhill is a tenant-occupied property with long-term stability in place. Currently rented through a Section 8 program at $1,200 per month, with a lease in effect through October 31, 2026. Please do not disturb the tenant. No showings will be permitted until an offer is accepted. Ideal for investors seeking immediate cash flow with a reliable rental history.

16. 2026-03-17
    listed $115,000 Active 396-char remark

    Show marketing remark (396 chars)

    Great investment opportunity! 5525 Haverhill is a tenant-occupied property with long-term stability in place. Currently rented through a Section 8 program at $1,200 per month, with a lease in effect through October 31, 2026. Please do not disturb the tenant. No showings will be permitted until an offer is accepted. Ideal for investors seeking immediate cash flow with a reliable rental history.

17. 2026-03-17
    listed $115,000 Active 396-char remark

    Show marketing remark (396 chars)

    Great investment opportunity! 5525 Haverhill is a tenant-occupied property with long-term stability in place. Currently rented through a Section 8 program at $1,200 per month, with a lease in effect through October 31, 2026. Please do not disturb the tenant. No showings will be permitted until an offer is accepted. Ideal for investors seeking immediate cash flow with a reliable rental history.

18. 2022-03-22
    price $1,350
19. 2021-10-26
    soldstatus $138,000
20. 2021-07-30
    soldstatus $78,000
21. 2021-07-22
    soldstatus $78,000 Sold
22. 2021-07-22
    soldstatus $78,000 Closed
23. 2021-06-03
    status Pending
24. 2021-06-03
    status Pending
25. 2021-05-18
    listed $84,900 Active
26. 2021-05-18
    listed $84,900 Active
27. 2019-06-21
    soldstatus $55,000

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,303 · $192/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 ≥95°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: $16,695
• − Mortgage interest: −$6,162
• − Property taxes: −$2,303
• − Insurance: −$550
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,200
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $2,979/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

+100.0% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $110,000 REALCOMP
• 2026-03-17 Listed $115,000 REALCOMP
• 2026-03-17 Listed $115,000 MiRealSource-MiMLS
• 2022-03-22 Price Changed $1,350 RENT.
• 2021-10-26 Sold (Public Records) $138,000 Public Records
• 2021-07-30 Sold (Public Records) $78,000 Public Records
• 2021-07-22 Sold (MLS) $78,000 MiRealSource-MiMLS
• 2021-07-22 Sold (MLS) $78,000 REALCOMP
• 2021-06-03 Pending — MiRealSource-MiMLS
• 2021-06-03 Pending — REALCOMP
• 2021-05-18 Listed $84,900 MiRealSource-MiMLS
• 2021-05-18 Listed $84,900 REALCOMP
• 2019-06-21 Sold (Public Records) $55,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,303 · -54.4% YoY. Source: county tax records.