18820 Norborne · Redford, MI 48240

$89,900

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 34 Days on market

Built 1924 5,227 sqft lot Est $138k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN 2 BEDROOM RANCH! MOVE IN READY! 2 CAR DETACHED GARAGE! CLOSE TO SHOPPING AND SCHOOLS! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Finance

• Other: Located south of 7 Mile and west of Beech Daly (cross street/directions provided)
• Financial info: Annual tax amount reported
• HOA & community: Subdivision: HITCHMAN WALDAMERE PARK SUB

Exterior

• Parking: Detached 2-car garage
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Vinyl siding exterior; One story; Ground-level entry with steps
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot dimensions approximately 40 x 134 (0.12 acre); No pool

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Ground-level entry with steps; One-level layout; Total of 3 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $6k; list at $90k implies a 1424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1924 — 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. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $138,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18705 Delaware Ave	0.40mi	2/1.0	773 (+1%)	0mo	$140,000	$181	79
19357 Centralia	0.29mi	3/1.0 (+1)	788 (+3%)	2mo	$70,000	$89	74
19363 Centralia	0.30mi	2/1.0	737 (-4%)	9mo	$143,000	$194	73
18404 Dalby St	0.51mi	2/1.0	719 (-6%)	2mo	$162,500	$226	65
18714 Gaylord	0.44mi	2/1.0	693 (-9%)	1mo	$165,000	$238	63
17730 Kinloch	0.45mi	2/1.0	730 (-4%)	12mo	$150,000	$205	62
18515 Sumner	0.33mi	2/1.0	860 (+13%)	5mo	$87,000	$101	60
17606 Norborne	0.55mi	3/2.0 (+1)	818 (+7%)	0mo	$157,500	$193	53
18680 Five Points St	0.62mi	2/1.5	837 (+10%)	1mo	$95,000	$114	52
18646 Gaylord	0.45mi	3/1.0 (+1)	840 (+10%)	10mo	$150,000	$179	49
18671 Five Points St	0.60mi	2/1.0	876 (+15%)	2mo	$72,000	$82	46
19349 Negaunee	0.75mi	2/1.0	872 (+14%)	10mo	$127,000	$146	34

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $7,656
• Equity at exit: $13,404

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $35,275
• Equity at exit: $7,773

Cash invested: $25,172 (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 48240

• Active inventory: 86
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$471
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $349

Break-even live

Break-even rent $744

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.38mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	0.70mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	0.85mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	0.88mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	0.99mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	43d	3	1.02mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	1.02mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	10d	1	1.04mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	4d	1	1.04mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	4d	1	1.06mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.15mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	1.15mi
19264 Telegraph Rd Unit G2 Detroit, MI	1.0	1.0	700	$820	$1.17	43d	1	1.15mi
19254 Telegraph Rd Unit M5 Detroit, MI	1.0	1.0	700	$820	$1.17	14d	1	1.15mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	1.15mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.16mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	1.16mi
24651 W McNichols Rd Detroit, MI	1.0	1.0	700	$800	$1.14	43d	4	1.16mi
19260 Telegraph Rd Unit J2 Detroit, MI	1.0	1.0	700	$820	$1.17	43d	1	1.19mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	4d	1	1.20mi
25304 Shiawassee Cir #105 Southfield, MI	1.0	1.0	700	$1,050	$1.50	43d	1	1.22mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	43d	10	1.27mi
25340 Shiawassee Cir Unit 208 Southfield, MI	1.0	1.0	575	$1,050	$1.83	17d	1	1.28mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	4d	1	1.30mi
25010 W 8 Mile Rd Southfield, MI	1.0	1.0	820	$1,110	$1.35	1d	2	1.31mi
25400 Basin St Bldg 9 Southfield, MI	1.0	1.0	750	$1,175	$1.57	43d	1	1.32mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	4d	11	1.32mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	43d	1	1.32mi
19255 Shiawassee Dr Apt 105 Detroit, MI	1.0	1.0	680	$950	$1.40	4d	1	1.34mi
24235 W McNichols Rd Detroit, MI	1.0	1.0	700	$800	$1.14	43d	4	1.35mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	1.36mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	17d	1	1.44mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	43d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   days on market $89,900 Active 33 DOM
3. 2026-06-16
   days on market $89,900 Active 32 DOM
4. 2026-06-15
   days on market $89,900 Active 31 DOM
5. 2026-06-13
   days on market $89,900 Active 29 DOM
6. 2026-06-13
   days on market $89,900 Active 28 DOM
7. 2026-06-09
   days on market $89,900 Active 25 DOM
8. 2026-06-08
   days on market $89,900 Active 24 DOM
9. 2026-06-07
   days on market $89,900 Active 23 DOM
10. 2026-06-04
    days on market $89,900 Active 20 DOM
11. 2026-06-03
    days on market $89,900 Active 19 DOM
12. 2026-06-02
    days on market $89,900 Active 18 DOM
13. 2026-06-01
    days on market $89,900 Active 17 DOM
14. 2026-05-31
    days on market $89,900 Active 16 DOM
15. 2026-05-15
    listed $89,900 Active 199-char remark

    Show marketing remark (199 chars)

    CLEAN 2 BEDROOM RANCH! MOVE IN READY! 2 CAR DETACHED GARAGE! CLOSE TO SHOPPING AND SCHOOLS! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

16. 2026-05-15
    listed $89,900 Active

    Show marketing remark (199 chars)

    CLEAN 2 BEDROOM RANCH! MOVE IN READY! 2 CAR DETACHED GARAGE! CLOSE TO SHOPPING AND SCHOOLS! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

17. 2026-05-01
    historical Accepting Backup Offers
18. 2026-05-01
    historical Active Under Contract
19. 2026-05-01
    historical
20. 2026-05-01
    historical
21. 2026-04-16
    listed $89,900 Active
22. 2026-04-16
    listed $89,900 Active
23. 2008-12-05
    soldstatus $5,900
24. 2008-10-22
    listed $5,900
25. 2008-09-29
    historical
26. 2008-09-21
    historical
27. 2007-09-17
    listed $49,900
28. 2007-09-17
    listed $49,900
29. 1997-08-05
    soldstatus $37,000
30. 1993-08-27
    soldstatus $23,000
31. 1991-09-13
    soldstatus $21,349

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$219/yr (+$18/mo · 23.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,230
• − Mortgage interest: −$5,036
• − Property taxes: −$947
• − Insurance: −$450
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,615
• Taxable income: $2,905
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,490/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 36,976
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+321.1% since first listed

17 events — show timeline

• 2026-05-15 Listed $89,900 REALCOMP
• 2026-05-15 Listed $89,900 MiRealSource-MiMLS
• 2026-05-01 Contingent — MiRealSource-MiMLS
• 2026-05-01 Contingent — REALCOMP
• 2026-05-01 Listing Removed — REALCOMP
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Listed $89,900 REALCOMP
• 2026-04-16 Listed $89,900 MiRealSource-MiMLS
• 2008-12-05 Sold (MLS) $5,900 REALCOMP
• 2008-10-22 Listed $5,900 REALCOMP
• 2008-09-29 Listing Removed — MiRealSource-MiMLS
• 2008-09-21 Listing Removed — REALCOMP
• 2007-09-17 Listed $49,900 REALCOMP
• 2007-09-17 Listed $49,900 MiRealSource-MiMLS
• 1997-08-05 Sold (Public Records) $37,000 Public Records
• 1993-08-27 Sold (Public Records) $23,000 Public Records
• 1991-09-13 Sold (Public Records) $21,349 Public Records

Property tax history

-4.5%/yr

Latest (2025): $947 · -48.9% YoY. Source: county tax records.