18313 Harlow St · Detroit, MI 48235

$75,500

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 42 Days on market

Built 1941 4,792 sqft lot $98/sqft · at area comps Est $74k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard - perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

Key facts

• Updated finishes
• Great backyard
• 4,792 sq ft lot

Tags

• BRIGHT SPACIOUS LAYOUT
• UPDATED FINISHES
• GREAT BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.2%/yr); 283 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 40% of the median local income ($39k/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 $522 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 + 3.2% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 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: property tax is 3.2% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,235 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.72% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.50%
• DSCR: 2.00
• GRM: 4.9

CMA / ARV

• ARV (median comp): $73,636
• List price: $75,500
• Delta: 2.53%
• 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
18950 Biltmore St	0.41mi	2/1.0	781 (+1%)	1mo	$46,000	$59	78
17227 Curtis St	0.21mi	3/1.0 (+1)	717 (-7%)	2mo	$77,000	$107	71
18416 Curtis St	0.37mi	3/1.0 (+1)	820 (+6%)	5mo	$72,500	$88	63
18682 Avon Ave	0.57mi	2/1.0	790 (+2%)	8mo	$67,500	$85	63
19307 Fenmore St	0.54mi	2/1.0	725 (-6%)	3mo	$72,500	$100	63
19195 Fenmore St	0.49mi	2/1.0	720 (-7%)	8mo	$79,500	$110	59
17706 Stahelin Ave	0.57mi	3/1.0 (+1)	818 (+6%)	0mo	$106,000	$130	58
19425 Fenmore St	0.67mi	2/1.0	720 (-7%)	8mo	$79,000	$110	51
18724 Greenview Ave	0.54mi	3/1.0 (+1)	839 (+9%)	8mo	$50,000	$60	49
19158 Stahelin Ave	0.73mi	2/1.0	850 (+10%)	6mo	$100,000	$118	44
18410 Forrer St	0.72mi	3/1.0 (+1)	689 (-11%)	2mo	$60,000	$87	42
19345 Fenmore St	0.59mi	3/1.5 (+1)	868 (+12%)	6mo	$87,500	$101	39

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.63×
• Total profit: $13,419
• Equity at exit: $11,257

10-year hold

• IRR: 24.6%
• Equity multiple: 3.17×
• Total profit: $45,877
• Equity at exit: $6,528

Cash invested: $21,140 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$396
• Tax from tax record: −$200 /mo · $2,394/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $396

Break-even live

Break-even rent $794

Max offer price $75,500

Occupancy floor 64%

Sensitivity live

Price	-10% $439	-5% $418	+0% $396	+5% $375	+10% $354
Rent	-10% $294	-5% $345	+0% $396	+5% $447	+10% $499
Rate	-1.0pp $434	-0.5pp $416	base $396	+0.5pp $377	+1.0pp $357

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	0.10mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	0.23mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.52mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	0.57mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.66mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.74mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.79mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.80mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.80mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.81mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.82mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.84mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.84mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.85mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.86mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.87mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.88mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.90mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.91mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.92mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.99mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.99mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	1.02mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.11mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.11mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.13mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.14mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	1.16mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.20mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	1.22mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.27mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	1.27mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	10d	4	1.29mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	1.29mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.31mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.35mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	1.38mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	1.39mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.42mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.45mi

Listing history 11 events

1. 2026-06-04
   days on market $75,500 Active 42 DOM
2. 2026-06-03
   days on market $75,500 Active 41 DOM
3. 2026-06-02
   days on market $75,500 Active 40 DOM
4. 2026-06-01
   days on market $75,500 Active 39 DOM
5. 2026-05-31
   days on market $75,500 Active 38 DOM
6. 2026-05-11
   status Active 283-char remark

   Show marketing remark (287 chars)

   Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard—perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

7. 2026-05-11
   status Active 287-char remark

   Show marketing remark (287 chars)

   Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard—perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

8. 2026-04-13
   status Pending 283-char remark

   Show marketing remark (287 chars)

   Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard—perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

9. 2026-04-13
   status Pending 287-char remark

   Show marketing remark (287 chars)

   Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard—perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

10. 2026-03-26
    listed $76,500 Active 283-char remark

    Show marketing remark (287 chars)

    Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard—perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

11. 2026-03-26
    listed $76,500 Active 287-char remark

    Show marketing remark (287 chars)

    Charming and move-in ready! 18313 Harlow offers a bright, spacious layout, updated finishes, and a great backyard—perfect for relaxing or entertaining. Great for a first time home buyer or an investor looking for a great rental opportunity. More photos to follow after renovations.

ⓘ 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: $2,394 · $200/mo
• Projected year-2 tax: $2,394 · $200/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 ≥98°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: $15,543
• − Mortgage interest: −$4,229
• − Property taxes: −$2,394
• − Insurance: −$378
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,196
• Taxable income: $3,859
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $3,830/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Relisted — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-03-26 Listed $76,500 REALCOMP
• 2026-03-26 Listed $76,500 MiRealSource-MiMLS

Property tax history

+6.1%/yr

Latest (2025): $2,394 · -54.4% YoY. Source: county tax records.