2210 S La Salle Gdns · Detroit, MI 48206

$235,000

4 bd · 1.5 ba · 1,958 sqft · SingleFamily public records · 72 Days on market

Built 1915 7,405 sqft lot $120/sqft · 21% below area Est $256k · 8% under

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +11.1/15.0
• DSCR +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMING SOON Stunning craftsman on an extra deep lot

Key facts

• 7,405 sq ft lot
• Built 1915
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $6 ($75/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (22.8% below list).
• Recommended offer: $181k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+5.2%/yr); 271 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,814/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 646% 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 $2k of loan paydown is wiped out by about $7k 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 72 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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.
• Current owner paid $5k; list at $235k implies a 4600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,382 (22.8% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $255,621
• List price: $235,000
• Delta: -8.07%
• 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
2280 N La Salle Gdns	0.11mi	4/2.5	1,800 (-8%)	10mo	$350,000	$194	69
2549 Virginia Park St	0.31mi	3/2.5 (-1)	1,756 (-10%)	4mo	$270,000	$154	56
2240 Virginia Park St	0.18mi	3/2.0 (-1)	2,232 (+14%)	10mo	$250,000	$112	53
2901 Lothrop St	0.52mi	4/3.0	1,850 (-6%)	10mo	$275,000	$149	52
2665 Columbus St	0.36mi	3/2.0 (-1)	2,228 (+14%)	3mo	$150,000	$67	51
2281 Atkinson St	0.74mi	4/1.5	2,103 (+7%)	4mo	$325,000	$155	50
2011 Atkinson St	0.74mi	4/2.0	2,084 (+6%)	3mo	$245,000	$118	50
5909 Linwood St	0.74mi	4/2.5	2,050 (+5%)	8mo	$447,000	$218	47
2550 Lamothe St	0.29mi	3/3.0 (-1)	1,738 (-11%)	13mo	$265,000	$152	46
1174 Seward St	0.66mi	3/1.0 (-1)	1,881 (-4%)	13mo	$125,000	$66	45
1644 W Euclid St	0.42mi	4/2.0	1,668 (-15%)	13mo	$245,000	$147	43
2669 Nebraska St	0.57mi	4/2.5	1,671 (-15%)	4mo	$182,500	$109	42

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-33,674
• Equity at exit: $35,039

10-year hold

• IRR: -2.4%
• Equity multiple: 0.82×
• Total profit: $-11,580
• Equity at exit: $20,319

Cash invested: $65,800 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $6

Break-even live

Break-even rent $1,806

Max offer price $235,000

Occupancy floor 95%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.13mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	0.36mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.37mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.37mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	44d	1	0.47mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.53mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.53mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	24d	1	0.55mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	44d	1	0.58mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.60mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	0.65mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.65mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	0.65mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.65mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	0.66mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	0.76mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	0.85mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	0.96mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.03mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	1.14mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	1.14mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	1.15mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	1.16mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.20mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	1.24mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	1.26mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.28mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.30mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	17d	1	1.38mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	1.39mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	1.40mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	1.44mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	2d	1	1.47mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	22d	1	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $235,000 Active 72 DOM
2. 2026-06-17
   days on market $235,000 Active 71 DOM
3. 2026-06-15
   days on market $235,000 Active 69 DOM
4. 2026-06-13
   days on market $235,000 Active 67 DOM
5. 2026-06-13
   days on market $235,000 Active 66 DOM
6. 2026-06-09
   days on market $235,000 Active 63 DOM
7. 2026-06-08
   days on market $235,000 Active 62 DOM
8. 2026-06-07
   days on market $235,000 Active 61 DOM
9. 2026-06-04
   days on market $235,000 Active 58 DOM
10. 2026-06-03
    days on market $235,000 Active 57 DOM
11. 2026-06-02
    days on market $235,000 Active 56 DOM
12. 2026-06-01
    days on market $235,000 Active 55 DOM
13. 2026-05-31
    days on market $235,000 Active 54 DOM
14. 2026-04-08
    listed $235,000 Active 51-char remark

    Show marketing remark (51 chars)

    COMING SOON Stunning craftsman on an extra deep lot

15. 2026-04-08
    listed $235,000 Active 51-char remark

    Show marketing remark (51 chars)

    COMING SOON Stunning craftsman on an extra deep lot

16. 2026-04-02
    historical $235,000 51-char remark

    Show marketing remark (51 chars)

    COMING SOON Stunning craftsman on an extra deep lot

17. 2014-12-22
    historical
18. 2014-12-21
    historical
19. 2014-07-21
    listed $44,900
20. 2014-07-21
    listed $44,900 Active
21. 2014-07-16
    historical
22. 2014-07-16
    historical
23. 2014-01-17
    listed $59,900
24. 2014-01-17
    listed $59,900
25. 2007-05-16
    soldstatus $5,000
26. 2007-03-15
    historical
27. 2007-01-08
    listed $12,500
28. 2005-04-29
    soldstatus $80,000
29. 2002-10-10
    soldstatus $17,000
30. 2002-04-17
    soldstatus $17,000
31. 2001-12-11
    historical
32. 2001-06-18
    listed $50,000

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $2,388 · $199/mo
• Expected delta: +$1,231/yr (+$103/mo · 106.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,766
• − Mortgage interest: −$13,164
• − Property taxes: −$1,157
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$6,836
• Taxable loss: −$4,048
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $1,046/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+370.0% since first listed

19 events — show timeline

• 2026-04-08 Listed $235,000 MiRealSource-MiMLS
• 2026-04-08 Listed $235,000 REALCOMP
• 2026-04-02 Coming Soon $235,000 MiRealSource-MiMLS
• 2014-12-22 Listing Removed — REALCOMP
• 2014-12-21 Listing Removed — MiRealSource-MiMLS
• 2014-07-21 Listed $44,900 REALCOMP
• 2014-07-21 Listed $44,900 MiRealSource-MiMLS
• 2014-07-16 Listing Removed — REALCOMP
• 2014-07-16 Listing Removed — MiRealSource-MiMLS
• 2014-01-17 Listed $59,900 REALCOMP
• 2014-01-17 Listed $59,900 MiRealSource-MiMLS
• 2007-05-16 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2007-03-15 Listing Removed — MiRealSource-MiMLS
• 2007-01-08 Listed $12,500 MiRealSource-MiMLS
• 2005-04-29 Sold (Public Records) $80,000 Public Records
• 2002-10-10 Sold (Public Records) $17,000 Public Records
• 2002-04-17 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2001-12-11 Listing Removed — MiRealSource-MiMLS
• 2001-06-18 Listed $50,000 MiRealSource-MiMLS

Property tax history

+12.5%/yr

Latest (2025): $1,157 · -37.0% YoY. Source: county tax records.