3439 Cadillac Blvd · Detroit, MI 48214

$80,000

3 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 34 Days on market

Built 1910 4,356 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

Incredible opportunity in the heart of East Village! This desirable area next to Indian Village and near the Belle Isle Bridge is a great place for a value add project. The opportunities are endless for the right investor who is prepared to renovate. A lot of the heavy lifting is complete, and this home is ready to be renovated! Don't miss your chance to own in this up and coming area! Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc.

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 33 days

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Ground-level entry with steps; Vinyl siding exterior
• Construction: Block and brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (34 x 125); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling system
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,590/mo this rent would consume 57% 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (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 1910 — 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: 1.99% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.38%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $211,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2991 Garland St	0.24mi	4/2.0 (+1)	1,755 (+5%)	2mo	$125,000	$71	69
2931 Garland St	0.28mi	4/3.0 (+1)	1,558 (-6%)	1mo	$215,000	$138	62
2918 Garland St	0.31mi	4/3.0 (+1)	1,546 (-7%)	1mo	$205,000	$133	60
3517 Belvidere St	0.26mi	2/2.0 (-1)	1,496 (-10%)	5mo	$71,000	$47	57
3748 Burns St	0.56mi	4/1.5 (+1)	1,776 (+7%)	4mo	$225,000	$127	53
1595 Belvidere St	0.70mi	2/2.5 (-1)	1,725 (+4%)	3mo	$410,270	$238	48
4157 Burns St	0.67mi	4/2.5 (+1)	1,628 (-2%)	7mo	$320,000	$197	48
2170 Montclair St	0.66mi	3/2.0	1,571 (-6%)	10mo	$162,900	$104	48
3805 Seneca St	0.65mi	4/1.5 (+1)	1,807 (+8%)	2mo	$185,000	$102	47
3869 Burns St	0.62mi	4/1.5 (+1)	1,505 (-10%)	2mo	$230,000	$153	46
2592 Harding St	0.46mi	4/2.0 (+1)	1,844 (+11%)	6mo	$229,000	$124	46
4780 Hurlbut St	0.69mi	4/2.0 (+1)	1,489 (-11%)	2mo	$155,000	$104	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.62×
• Total profit: $36,211
• Equity at exit: $11,928

10-year hold

• IRR: 44.4%
• Equity multiple: 5.23×
• Total profit: $94,802
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$420
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $772

Break-even live

Break-even rent $613

Max offer price $80,000

Occupancy floor 46%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	0.20mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.61mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.67mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	0.67mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	43d	1	0.73mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	1.01mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	43d	9	1.01mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	1.03mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	1d	3	1.03mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	43d	1	1.04mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	43d	1	1.04mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	43d	1	1.04mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	1.21mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.22mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	1.31mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	3d	1	1.34mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	17d	1	1.38mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	43d	1	1.39mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	1.45mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	19d	20	1.46mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	43d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $80,000 Active 34 DOM
2. 2026-06-17
   days on market $80,000 Active 33 DOM
3. 2026-06-15
   days on market $80,000 Active 31 DOM
4. 2026-06-13
   days on market $80,000 Active 29 DOM
5. 2026-06-13
   days on market $80,000 Active 28 DOM
6. 2026-06-09
   days on market $80,000 Active 25 DOM
7. 2026-06-08
   days on market $80,000 Active 24 DOM
8. 2026-06-07
   pricedays on market $80,000 Active 23 DOM
9. 2026-06-04
   days on market $85,000 Active 20 DOM
10. 2026-06-03
    days on market $85,000 Active 19 DOM
11. 2026-06-02
    days on market $85,000 Active 18 DOM
12. 2026-06-01
    days on market $85,000 Active 17 DOM
13. 2026-05-31
    days on market $85,000 Active 16 DOM
14. 2026-05-16
    listed $85,000 Active 497-char remark

    Show marketing remark (497 chars)

    Incredible opportunity in the heart of East Village! This desirable area next to Indian Village and near the Belle Isle Bridge is a great place for a value add project. The opportunities are endless for the right investor who is prepared to renovate. A lot of the heavy lifting is complete, and this home is ready to be renovated! Don't miss your chance to own in this up and coming area! Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc.

15. 2026-05-16
    listed $85,000 Active

    Show marketing remark (497 chars)

    Incredible opportunity in the heart of East Village! This desirable area next to Indian Village and near the Belle Isle Bridge is a great place for a value add project. The opportunities are endless for the right investor who is prepared to renovate. A lot of the heavy lifting is complete, and this home is ready to be renovated! Don't miss your chance to own in this up and coming area! Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc.

16. 2026-01-05
    soldstatus $55,000
17. 2025-11-26
    soldstatus $55,000
18. 2025-11-17
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

19. 2025-11-17
    status Pending

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

20. 2025-11-14
    soldstatus $55,000 Closed 447-char remark

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

21. 2025-11-14
    soldstatus $55,000 Closed

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

22. 2025-09-17
    price $59,900 447-char remark

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

23. 2025-09-17
    price $59,900

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

24. 2025-08-22
    listed $79,900 Active

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

25. 2025-08-22
    listed $79,900 Active 447-char remark

    Show marketing remark (447 chars)

    Opportunity to Own in Detroit's East Village! This 3-bedroom vinyl-sided home is full of potential and located just minutes from the revitalized West Village corridor. Whether you're a first-time buyer ready to make it your own or an investor looking to grow your portfolio, this property is a solid opportunity. With ongoing development in the area, now is the perfect time to buy in. Don't miss your chance to be part of East Village's comeback!

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $803 · $67/mo
• Expected delta: +$429/yr (+$36/mo · 114.9%)

ⓘ 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: $19,084
• − Mortgage interest: −$4,481
• − Property taxes: −$373
• − Insurance: −$400
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$2,327
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $7,241/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

+6.4% since first listed

12 events — show timeline

• 2026-05-16 Listed $85,000 REALCOMP
• 2026-05-16 Listed $85,000 MiRealSource-MiMLS
• 2026-01-05 Sold (Public Records) $55,000 Public Records
• 2025-11-26 Sold (Public Records) $55,000 Public Records
• 2025-11-17 Pending — MiRealSource-MiMLS
• 2025-11-17 Pending — REALCOMP
• 2025-11-14 Sold (MLS) $55,000 REALCOMP
• 2025-11-14 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2025-09-17 Price Changed $59,900 MiRealSource-MiMLS
• 2025-09-17 Price Changed $59,900 REALCOMP
• 2025-08-22 Listed $79,900 REALCOMP
• 2025-08-22 Listed $79,900 MiRealSource-MiMLS

Property tax history

-2.8%/yr

Latest (2025): $373 · -52.3% YoY. Source: county tax records.