4518 Bewick St · Detroit, MI 48214

$72,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 46 Days on market

Built 1914 3,920 sqft lot

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity offering immediate rental income and long-term appreciation potential. This solid, well-maintained home is City Certified as a rental, making it turnkey for investors seeking cash flow without the delay of certification or compliance work. Average rents in the area are approximately $1,200+per month, providing strong income potential. Also great for a stater home. The property features a spacious living room, formal dining room, two bedrooms on the main level, and a large upper bedroom with a half bath. The layout offers flexibility for tenants or owner-occupants. Clean condition and well cared for, this home is move-in ready. An additional parcel is included in the sale, creating added value and future upside opportunity. The extra lot enhances the investment profile. Located less than 15 minutes from Downtown, the property benefits from strong rental demand and an area experiencing increasing property values. Priced to sell and positioned for both cash flow and appreciation. A smart addition to any investment portfolio or starter home

Key facts

• 3,920 sq ft lot
• Built 1914
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 298 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,285/mo this rent would consume 46% of the median local household income ($34k/yr) (locally 1364% 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 $498 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 + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($70k) 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 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (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 1914 — 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: 1.78% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $36,102
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4673 French Rd	0.26mi	3/1.0	1,060 (-3%)	7mo	$16,500	$16	77
5049 Pennsylvania St	0.33mi	3/1.0	1,046 (-4%)	6mo	$15,000	$14	72
3789 Montclair St	0.44mi	3/1.0	1,110 (+2%)	7mo	$32,000	$29	71
4012 Lemay St	0.42mi	3/1.0	1,150 (+5%)	7mo	$70,000	$61	66
5232 Mcclellan St	0.49mi	3/1.0	1,001 (-8%)	0mo	$33,000	$33	63
4472 French Rd	0.24mi	3/1.0	1,245 (+14%)	4mo	$98,000	$79	62
4533 Mcclellan St	0.36mi	3/1.0	1,194 (+9%)	7mo	$86,000	$72	62
3486 Belvidere St	0.70mi	3/1.0	1,104 (+1%)	4mo	$30,000	$27	62
5327 Holcomb St	0.64mi	3/2.0	1,046 (-4%)	5mo	$30,000	$29	55
4143 Holcomb St	0.53mi	3/1.0	962 (-12%)	1mo	$15,000	$16	54
3894 Lillibridge St	0.57mi	4/1.5 (+1)	1,208 (+10%)	6mo	$49,900	$41	44
3459 Saint Clair St	0.58mi	3/2.0	1,250 (+14%)	7mo	$119,900	$96	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.21×
• Total profit: $24,434
• Equity at exit: $10,735

10-year hold

• IRR: 36.4%
• Equity multiple: 4.36×
• Total profit: $67,732
• Equity at exit: $6,225

Cash invested: $20,160 (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 48214

• Active inventory: 298
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$378
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $567

Break-even live

Break-even rent $567

Max offer price $72,000

Occupancy floor 51%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	0.23mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	14d	1	0.25mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	0.46mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.47mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	1d	1	0.54mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	1d	1	0.54mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	0.56mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.57mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.58mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	0.59mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	14d	1	0.60mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	43d	1	0.60mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	0.74mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	0.75mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.76mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	43d	1	0.85mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	23d	1	0.98mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	1.02mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	1.03mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	43d	1	1.10mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.13mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	24d	1	1.17mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.26mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.48mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	4d	1	1.49mi

Listing history 5 events

1. 2026-04-13
   status Pending 1081-char remark

   Show marketing remark (1081 chars)

   Great investment opportunity offering immediate rental income and long-term appreciation potential. This solid, well-maintained home is City Certified as a rental, making it turnkey for investors seeking cash flow without the delay of certification or compliance work. Average rents in the area are approximately $1,200+per month, providing strong income potential. Also great for a stater home. The property features a spacious living room, formal dining room, two bedrooms on the main level, and a large upper bedroom with a half bath. The layout offers flexibility for tenants or owner-occupants. Clean condition and well cared for, this home is move-in ready. An additional parcel is included in the sale, creating added value and future upside opportunity. The extra lot enhances the investment profile. Located less than 15 minutes from Downtown, the property benefits from strong rental demand and an area experiencing increasing property values. Priced to sell and positioned for both cash flow and appreciation. A smart addition to any investment portfolio or starter home

2. 2026-04-13
   status Pending

   Show marketing remark (1081 chars)

   Great investment opportunity offering immediate rental income and long-term appreciation potential. This solid, well-maintained home is City Certified as a rental, making it turnkey for investors seeking cash flow without the delay of certification or compliance work. Average rents in the area are approximately $1,200+per month, providing strong income potential. Also great for a stater home. The property features a spacious living room, formal dining room, two bedrooms on the main level, and a large upper bedroom with a half bath. The layout offers flexibility for tenants or owner-occupants. Clean condition and well cared for, this home is move-in ready. An additional parcel is included in the sale, creating added value and future upside opportunity. The extra lot enhances the investment profile. Located less than 15 minutes from Downtown, the property benefits from strong rental demand and an area experiencing increasing property values. Priced to sell and positioned for both cash flow and appreciation. A smart addition to any investment portfolio or starter home

3. 2026-02-27
   listed $72,000 Active 1081-char remark

   Show marketing remark (1081 chars)

   Great investment opportunity offering immediate rental income and long-term appreciation potential. This solid, well-maintained home is City Certified as a rental, making it turnkey for investors seeking cash flow without the delay of certification or compliance work. Average rents in the area are approximately $1,200+per month, providing strong income potential. Also great for a stater home. The property features a spacious living room, formal dining room, two bedrooms on the main level, and a large upper bedroom with a half bath. The layout offers flexibility for tenants or owner-occupants. Clean condition and well cared for, this home is move-in ready. An additional parcel is included in the sale, creating added value and future upside opportunity. The extra lot enhances the investment profile. Located less than 15 minutes from Downtown, the property benefits from strong rental demand and an area experiencing increasing property values. Priced to sell and positioned for both cash flow and appreciation. A smart addition to any investment portfolio or starter home

4. 2026-02-27
   listed $72,000 Active

   Show marketing remark (1081 chars)

   Great investment opportunity offering immediate rental income and long-term appreciation potential. This solid, well-maintained home is City Certified as a rental, making it turnkey for investors seeking cash flow without the delay of certification or compliance work. Average rents in the area are approximately $1,200+per month, providing strong income potential. Also great for a stater home. The property features a spacious living room, formal dining room, two bedrooms on the main level, and a large upper bedroom with a half bath. The layout offers flexibility for tenants or owner-occupants. Clean condition and well cared for, this home is move-in ready. An additional parcel is included in the sale, creating added value and future upside opportunity. The extra lot enhances the investment profile. Located less than 15 minutes from Downtown, the property benefits from strong rental demand and an area experiencing increasing property values. Priced to sell and positioned for both cash flow and appreciation. A smart addition to any investment portfolio or starter home

5. 2026-02-26
   historical $72,000 1081-char remark

   Show marketing remark (1081 chars)

   Great investment opportunity offering immediate rental income and long-term appreciation potential. This solid, well-maintained home is City Certified as a rental, making it turnkey for investors seeking cash flow without the delay of certification or compliance work. Average rents in the area are approximately $1,200+per month, providing strong income potential. Also great for a stater home. The property features a spacious living room, formal dining room, two bedrooms on the main level, and a large upper bedroom with a half bath. The layout offers flexibility for tenants or owner-occupants. Clean condition and well cared for, this home is move-in ready. An additional parcel is included in the sale, creating added value and future upside opportunity. The extra lot enhances the investment profile. Located less than 15 minutes from Downtown, the property benefits from strong rental demand and an area experiencing increasing property values. Priced to sell and positioned for both cash flow and appreciation. A smart addition to any investment portfolio or starter home

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$311/yr (+$26/mo · 64.1%)

ⓘ 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: $15,419
• − Mortgage interest: −$4,033
• − Property taxes: −$486
• − Insurance: −$360
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,095
• Taxable income: $5,978
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $5,369/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

5 events — show timeline

• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-02-27 Listed $72,000 MiRealSource-MiMLS
• 2026-02-27 Listed $72,000 REALCOMP
• 2026-02-26 Coming Soon $72,000 MiRealSource-MiMLS

Property tax history

+0.2%/yr

Latest (2025): $486 · -34.6% YoY. Source: county tax records.