5025 Haverhill St · Detroit, MI 48224

$128,000

4 bd · 1.5 ba · 1,688 sqft · SingleFamily public records · 184 Days on market

Built 1929 4,792 sqft lot $76/sqft · 38% above area Est $93k · 38% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors - schedule your showing today!

Key facts

• Private backyard
• Full basement
• Off-street parking

Tags

• PRIVATE BACKYARD
• OFF-STREET PARKING
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% 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; 484 active listings in the ZIP; 39 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).
• This rent runs 39% 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 $885 of loan paydown is wiped out by about $4k 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 184 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y ago; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $1k; list at $128k implies a 10567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 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: 1.15% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $92,664
• List price: $128,000
• Delta: 38.13%
• 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
5236 Bedford St	0.19mi	3/1.5 (-1)	1,670 (-1%)	0mo	$159,900	$96	84
5200 Bedford St	0.17mi	3/1.5 (-1)	1,718 (+2%)	1mo	$159,900	$93	83
5291 Devonshire Rd	0.20mi	3/3.0 (-1)	1,650 (-2%)	2mo	$245,000	$148	74
4836 Kensington Ave	0.48mi	4/1.5	1,752 (+4%)	1mo	$195,000	$111	70
4830 Courville St	0.28mi	4/1.5	1,878 (+11%)	2mo	$119,000	$63	67
5541 Grayton St	0.67mi	4/2.0	1,730 (+2%)	0mo	$200,000	$116	62
4331 Balfour Rd	0.44mi	3/2.0 (-1)	1,793 (+6%)	1mo	$160,000	$89	61
5934 Haverhill St	0.51mi	3/3.0 (-1)	1,761 (+4%)	1mo	$150,000	$85	58
5036 Bishop St	0.59mi	4/2.0	1,808 (+7%)	3mo	$69,500	$38	57
5753 Three Mile Dr	0.44mi	3/1.5 (-1)	1,521 (-10%)	2mo	$75,000	$49	56
4395 Maryland St	0.63mi	3/1.5 (-1)	1,840 (+9%)	1mo	$169,000	$92	50
5256 Harvard Rd	0.73mi	3/1.5 (-1)	1,923 (+14%)	1mo	$207,500	$108	37

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,539
• Equity at exit: $19,085

10-year hold

• IRR: 4.4%
• Equity multiple: 1.29×
• Total profit: $10,397
• Equity at exit: $11,067

Cash invested: $35,840 (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: 484
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$671
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $322

Break-even live

Break-even rent $1,065

Max offer price $128,000

Occupancy floor 73%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.16mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	0.16mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.29mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	0.53mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	0.54mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.64mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.64mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.70mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	17d	1	0.75mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	43d	1	0.78mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	24d	1	0.79mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	43d	1	0.80mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.87mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.88mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.90mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	1d	1	0.91mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.93mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.95mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.01mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	1.05mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.07mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.07mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	17d	1	1.08mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	1.08mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	1.11mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.11mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	1.14mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	1.19mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.22mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	1.22mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.25mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	1.25mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	1.30mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	1.32mi
5944 Marseilles St Detroit, MI	3.0	1.0	1910	$1,300	$0.68	17d	1	1.33mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.37mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.43mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	1.45mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $128,000 Active 184 DOM
2. 2026-06-17
   days on market $128,000 Active 183 DOM
3. 2026-06-15
   days on market $128,000 Active 181 DOM
4. 2026-06-13
   days on market $128,000 Active 179 DOM
5. 2026-06-13
   days on market $128,000 Active 178 DOM
6. 2026-06-09
   days on market $128,000 Active 175 DOM
7. 2026-06-08
   days on market $128,000 Active 174 DOM
8. 2026-06-07
   days on market $128,000 Active 173 DOM
9. 2026-06-04
   days on market $128,000 Active 170 DOM
10. 2026-06-03
    days on market $128,000 Active 169 DOM
11. 2026-06-01
    days on market $128,000 Active 167 DOM
12. 2026-05-31
    days on market $128,000 Active 166 DOM
13. 2026-04-15
    price $128,000 306-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

14. 2026-04-15
    price $128,000 310-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

15. 2026-02-20
    price $139,900 306-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

16. 2026-02-20
    price $139,900 310-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

17. 2026-01-06
    price $150,000 306-char remark

    Show marketing remark (306 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors - schedule your showing today!

18. 2026-01-05
    price $150,000 310-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

19. 2025-12-15
    listed $99,900 Active 306-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

20. 2025-12-15
    listed $99,900 Active 310-char remark

    Show marketing remark (310 chars)

    All-Brick Colonial with 4 bedrooms and a full basement. This home offers outstanding space and functionality. The basement provides flexible space, enjoy a private backyard, off-street parking, and a solid build that stands the test of time. Ideal for families or investors — schedule your showing today!

21. 2016-03-22
    soldstatus $1,200 Sold
22. 2016-03-22
    soldstatus $1,200
23. 2016-03-22
    soldstatus $1,200 Closed
24. 2016-03-17
    status Pending
25. 2016-03-17
    status Pending
26. 2016-03-17
    historical
27. 2016-03-15
    price $1,200
28. 2016-03-14
    price $1,200
29. 2016-02-18
    price $1,500
30. 2016-02-17
    price $1,500
31. 2016-02-07
    status Active
32. 2016-02-01
    historical
33. 2015-11-05
    price $1,800
34. 2015-11-04
    price $1,800
35. 2015-11-04
    status Active
36. 2015-11-04
    historical
37. 2015-09-22
    price $2,300
38. 2015-09-05
    price $3,000
39. 2015-09-04
    price $3,000
40. 2015-06-25
    price $3,800
41. 2015-06-25
    price $3,800
42. 2015-06-23
    price $5,500
43. 2015-06-23
    price $5,500
44. 2015-05-28
    price $5,700
45. 2015-05-28
    price $5,700
46. 2015-05-12
    listed $6,000 Active
47. 2015-05-12
    listed $6,000 Active
48. 2015-05-12
    listed $1,200
49. 1997-09-04
    soldstatus $65,500
50. 1997-01-04
    historical

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,688 · $141/mo
• Expected delta: +$284/yr (+$24/mo · 20.2%)

ⓘ 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 ≥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: $17,671
• − Mortgage interest: −$7,170
• − Property taxes: −$1,404
• − Insurance: −$640
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,724
• Taxable income: $1,907
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,404/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

+96.9% since first listed

39 events — show timeline

• 2026-04-15 Price Changed $128,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $128,000 REALCOMP
• 2026-02-20 Price Changed $139,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $139,900 REALCOMP
• 2026-01-06 Price Changed $150,000 MiRealSource-MiMLS
• 2026-01-05 Price Changed $150,000 REALCOMP
• 2025-12-15 Listed $99,900 REALCOMP
• 2025-12-15 Listed $99,900 MiRealSource-MiMLS
• 2016-03-22 Sold (MLS) $1,200 MiRealSource-MiMLS
• 2016-03-22 Sold (MLS) $1,200 MiRealSource-MiMLS
• 2016-03-22 Sold (MLS) $1,200 REALCOMP
• 2016-03-17 Pending — REALCOMP
• 2016-03-17 Pending — MiRealSource-MiMLS
• 2016-03-17 Listing Removed — MiRealSource-MiMLS
• 2016-03-15 Price Changed $1,200 MiRealSource-MiMLS
• 2016-03-14 Price Changed $1,200 REALCOMP
• 2016-02-18 Price Changed $1,500 MiRealSource-MiMLS
• 2016-02-17 Price Changed $1,500 REALCOMP
• 2016-02-07 Relisted — REALCOMP
• 2016-02-01 Listing Removed — REALCOMP
• 2015-11-05 Price Changed $1,800 MiRealSource-MiMLS
• 2015-11-04 Price Changed $1,800 REALCOMP
• 2015-11-04 Relisted — REALCOMP
• 2015-11-04 Listing Removed — REALCOMP
• 2015-09-22 Price Changed $2,300 MiRealSource-MiMLS
• 2015-09-05 Price Changed $3,000 MiRealSource-MiMLS
• 2015-09-04 Price Changed $3,000 REALCOMP
• 2015-06-25 Price Changed $3,800 MiRealSource-MiMLS
• 2015-06-25 Price Changed $3,800 REALCOMP
• 2015-06-23 Price Changed $5,500 MiRealSource-MiMLS
• 2015-06-23 Price Changed $5,500 REALCOMP
• 2015-05-28 Price Changed $5,700 MiRealSource-MiMLS
• 2015-05-28 Price Changed $5,700 REALCOMP
• 2015-05-12 Listed $6,000 MiRealSource-MiMLS
• 2015-05-12 Listed $6,000 REALCOMP
• 2015-05-12 Listed $1,200 MiRealSource-MiMLS
• 1997-09-04 Sold (Public Records) $65,500 Public Records
• 1997-01-04 Listing Removed — REALCOMP
• 1996-10-04 Listed $65,000 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $1,404 · -54.0% YoY. Source: county tax records.