5236 Bedford St · Detroit, MI 48224

$159,900

3 bd · 1.5 ba · 1,520 sqft · SingleFamily public records · 105 Days on market

Built 1939 4,792 sqft lot Est $176k · 9% under ↓ 11% since listing

---

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 +16.6/30.0
• ARV discount +11.7/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this solid brick home nestled in the heart of Detroit's desirable Morningside neighborhood. This residence features 3 bedrooms and 1.5 baths, offering a great layout with generous room sizes. The spacious living room flows into a formal dining area, perfect for gatherings and family meals. Very unique first floor bedroom with attached bath. Located on a quiet, tree-lined street, this home offers easy access to I-94, downtown Detroit, Grosse Pointe, and local parks and schools.

Key facts

• Attached bath
• Easy access to i 94
• Solid brick home

Tags

• SOLID BRICK HOME
• FIRST FLOOR BEDROOM
• ATTACHED BATH
• QUIET TREE LINED STREET
• EASY ACCESS TO I 94
• LOCAL PARKS AND SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $137k (14.2% below list).
• Recommended offer: $137k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 10.0% 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: 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.
• Zoned schools: Ronald Brown Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 703 students, 88% FRL); East English Village Preparatory Academy At Finney (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 697 students, 85% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 105 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 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 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,132 (14.2% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $176,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5753 Three Mile Dr	0.28mi	3/1.5	1,521 (+0%)	2mo	$75,000	$49	85
5236 Bedford St	0.00mi	3/1.5	1,670 (+10%)	1mo	$159,900	$96	83
5200 Bedford St	0.03mi	3/1.5	1,718 (+13%)	1mo	$159,900	$93	76
5574 Buckingham Ave	0.23mi	3/1.0	1,430 (-6%)	2mo	$105,000	$73	76
5291 Devonshire Rd	0.10mi	3/3.0	1,650 (+9%)	2mo	$245,000	$148	74
5791 Bedford St	0.30mi	3/1.5	1,344 (-12%)	1mo	$178,000	$132	66
5743 Buckingham Ave	0.32mi	3/1.5	1,328 (-13%)	2mo	$160,000	$120	62
5050 Somerset Ave	0.40mi	3/1.0	1,356 (-11%)	1mo	$84,900	$63	61
4605 Devonshire Rd	0.42mi	3/1.0	1,357 (-11%)	1mo	$139,000	$102	59
5085 Grayton St	0.48mi	4/2.5 (+1)	1,381 (-9%)	1mo	$240,500	$174	52
5541 Grayton St	0.50mi	4/2.0 (+1)	1,730 (+14%)	0mo	$200,000	$116	46
4404 Somerset Ave	0.59mi	3/1.0	1,292 (-15%)	0mo	$190,000	$147	45

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-22,878
• Equity at exit: $23,842

10-year hold

• IRR: -9.7%
• Equity multiple: 0.46×
• Total profit: $-24,227
• Equity at exit: $13,825

Cash invested: $44,772 (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: 492
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$839
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $97

Break-even live

Break-even rent $1,249

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $142	+0% $97	+5% $51	+10% $6
Rent	-10% $-12	-5% $42	+0% $97	+5% $151	+10% $205
Rate	-1.0pp $177	-0.5pp $137	base $97	+0.5pp $55	+1.0pp $13

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5050 Three Mile Dr Detroit, MI	2.0	1.0	2127	$1,150	$0.54	45d	1	0.11mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	19d	1	0.14mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	0.14mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	6d	1	0.25mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	22d	1	0.37mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	19d	1	0.53mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	0.56mi
5911 Somerset Ave Detroit, MI	3.0	1.0	1200	$1,350	$1.12	0d	1	0.56mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	7d	1	0.57mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	45d	1	0.65mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	45d	1	0.68mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	45d	1	0.74mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	45d	1	0.81mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	0.82mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	19d	1	0.87mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	45d	1	0.88mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	7d	1	0.88mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	19d	1	0.90mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	26d	1	0.92mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	22d	1	0.92mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	45d	1	0.93mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	45d	1	0.93mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.95mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.96mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	45d	1	0.97mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	18d	1	0.97mi
5164 Hereford St Detroit, MI	3.0	2.0	1867	$1,425	$0.76	0d	1	1.00mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	19d	1	1.00mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	45d	1	1.01mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	19d	1	1.05mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	1.05mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.11mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	22d	1	1.11mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	1.20mi
5944 Marseilles St Detroit, MI	3.0	1.0	1910	$1,300	$0.68	19d	1	1.20mi
5233 Farmbrook St Detroit, MI	3.0	1.0	1449	$1,250	$0.86	0d	1	1.20mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.23mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	1.23mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	1.24mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	26d	1	1.28mi

Listing history 11 events

1. 2026-04-25
   status Pending 507-char remark

   Show marketing remark (507 chars)

   Discover the potential of this solid brick home nestled in the heart of Detroit's desirable Morningside neighborhood. This residence features 3 bedrooms and 1.5 baths, offering a great layout with generous room sizes. The spacious living room flows into a formal dining area, perfect for gatherings and family meals. Very unique first floor bedroom with attached bath. Located on a quiet, tree-lined street, this home offers easy access to I-94, downtown Detroit, Grosse Pointe, and local parks and schools.

2. 2026-04-25
   status Pending

   Show marketing remark (507 chars)

   Discover the potential of this solid brick home nestled in the heart of Detroit's desirable Morningside neighborhood. This residence features 3 bedrooms and 1.5 baths, offering a great layout with generous room sizes. The spacious living room flows into a formal dining area, perfect for gatherings and family meals. Very unique first floor bedroom with attached bath. Located on a quiet, tree-lined street, this home offers easy access to I-94, downtown Detroit, Grosse Pointe, and local parks and schools.

3. 2026-01-09
   listed $159,900 Active

   Show marketing remark (507 chars)

   Discover the potential of this solid brick home nestled in the heart of Detroit's desirable Morningside neighborhood. This residence features 3 bedrooms and 1.5 baths, offering a great layout with generous room sizes. The spacious living room flows into a formal dining area, perfect for gatherings and family meals. Very unique first floor bedroom with attached bath. Located on a quiet, tree-lined street, this home offers easy access to I-94, downtown Detroit, Grosse Pointe, and local parks and schools.

4. 2026-01-09
   listed $159,900 Active 507-char remark

   Show marketing remark (507 chars)

   Discover the potential of this solid brick home nestled in the heart of Detroit's desirable Morningside neighborhood. This residence features 3 bedrooms and 1.5 baths, offering a great layout with generous room sizes. The spacious living room flows into a formal dining area, perfect for gatherings and family meals. Very unique first floor bedroom with attached bath. Located on a quiet, tree-lined street, this home offers easy access to I-94, downtown Detroit, Grosse Pointe, and local parks and schools.

5. 2025-12-03
   historical
6. 2025-09-24
   price $159,900
7. 2025-09-24
   price $159,900
8. 2025-08-11
   price $169,900
9. 2025-08-11
   price $169,900
10. 2025-05-06
    listed $179,900 Active
11. 2025-05-06
    listed $179,900 Active

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$741/yr (+$62/mo · 75.6%)

ⓘ 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: $16,456
• − Mortgage interest: −$8,957
• − Property taxes: −$980
• − Insurance: −$800
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,652
• Taxable loss: −$1,565
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,534/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

-11.1% since first listed

11 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-01-09 Listed $159,900 REALCOMP
• 2026-01-09 Listed $159,900 MiRealSource-MiMLS
• 2025-12-03 Listing Removed — MiRealSource-MiMLS
• 2025-09-24 Price Changed $159,900 MiRealSource-MiMLS
• 2025-09-24 Price Changed $159,900 REALCOMP
• 2025-08-11 Price Changed $169,900 MiRealSource-MiMLS
• 2025-08-11 Price Changed $169,900 REALCOMP
• 2025-05-06 Listed $179,900 REALCOMP
• 2025-05-06 Listed $179,900 MiRealSource-MiMLS

Property tax history

-0.8%/yr

Latest (2025): $980 · -36.7% YoY. Source: county tax records.