9141 Bedford St · Detroit, MI 48224

$129,267

4 bd · 1.5 ba · 1,819 sqft · SingleFamily public records · 16 Days on market

Built 1936 4,792 sqft lot Est $182k · 29% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• 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

Great opportunity for investors and homeowners: This 4-bedroom, 1.5-brick house in Detroit's 48224 zip code has been recently renovated and updated, providing an opportunity for anyone who purchases to just move in or rent it out right away. This Property boasts 1,819 square feet in an area that is close to restaurants, shops, nad I94 which gets you to downtown detroit in just a quick trip. Come check it out and see for yourself.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1936

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acre (40 x 113.53)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 flat; 484 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% 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 $893 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,327 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.16% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $181,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5934 Haverhill St	0.18mi	3/3.0 (-1)	1,761 (-3%)	1mo	$150,000	$85	75
9905 Balfour Rd	0.20mi	3/1.5 (-1)	1,597 (-12%)	3mo	$160,000	$100	63
5541 Grayton St	0.64mi	4/2.0	1,730 (-5%)	0mo	$200,000	$116	60
5200 Bedford St	0.57mi	3/1.5 (-1)	1,718 (-6%)	1mo	$159,900	$93	59
5236 Bedford St	0.54mi	3/1.5 (-1)	1,670 (-8%)	0mo	$159,900	$96	56
10346 Lakepointe St	0.53mi	3/2.0 (-1)	1,682 (-8%)	2mo	$77,500	$46	54
10947 Roxbury St	0.61mi	3/1.0 (-1)	1,696 (-7%)	2mo	$127,675	$75	52
12125 E Outer Dr	0.52mi	3/1.5 (-1)	2,000 (+10%)	4mo	$233,000	$117	51
5291 Devonshire Rd	0.49mi	3/3.0 (-1)	1,650 (-9%)	2mo	$245,000	$148	49
16801 Chandler Park Dr	0.55mi	3/1.5 (-1)	1,632 (-10%)	4mo	$260,000	$159	49
9155 Grayton St	0.50mi	3/1.5 (-1)	1,554 (-15%)	0mo	$170,000	$109	47
11123 Wayburn St	0.72mi	5/2.0 (+1)	1,930 (+6%)	4mo	$140,000	$73	46

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-14,445
• Equity at exit: $19,274

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-12,756
• Equity at exit: $11,177

Cash invested: $36,195 (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: 484
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$678
• Tax from tax record: −$305 /mo · $3,656/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $153

Break-even live

Break-even rent $1,312

Max offer price $129,267

Occupancy floor 85%

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: $32,317
• Closing costs: $3,878
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.19mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.25mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.39mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	1d	1	0.40mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.43mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	0.46mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	17d	1	0.47mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.51mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	0.51mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.54mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.58mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.60mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.66mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.66mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.66mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.69mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.72mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.74mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	1.05mi
5944 Marseilles St Detroit, MI	3.0	1.0	1910	$1,300	$0.68	17d	1	1.15mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.19mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	1.24mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	43d	1	1.32mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	17d	1	1.40mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	43d	1	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $129,267 Active 16 DOM
2. 2026-06-17
   days on market $129,267 Active 15 DOM
3. 2026-06-15
   days on market $129,267 Active 13 DOM
4. 2026-06-13
   days on market $129,267 Active 11 DOM
5. 2026-06-13
   days on market $129,267 Active 10 DOM
6. 2026-06-09
   days on market $129,267 Active 7 DOM
7. 2026-06-08
   days on market $129,267 Active 6 DOM
8. 2026-06-07
   days on market $129,267 Active 5 DOM
9. 2026-06-04
   days on market $129,267 Active 2 DOM
10. 2026-06-02
    remarks 433-char remark

    Show marketing remark (433 chars)

    Great opportunity for investors and homeowners: This 4-bedroom, 1.5-brick house in Detroit's 48224 zip code has been recently renovated and updated, providing an opportunity for anyone who purchases to just move in or rent it out right away. This Property boasts 1,819 square feet in an area that is close to restaurants, shops, nad I94 which gets you to downtown detroit in just a quick trip. Come check it out and see for yourself.

11. 2026-06-02
    listed $129,267 Active 1 DOM

    Show marketing remark (433 chars)

    Great opportunity for investors and homeowners: This 4-bedroom, 1.5-brick house in Detroit's 48224 zip code has been recently renovated and updated, providing an opportunity for anyone who purchases to just move in or rent it out right away. This Property boasts 1,819 square feet in an area that is close to restaurants, shops, nad I94 which gets you to downtown detroit in just a quick trip. Come check it out and see for yourself.

ⓘ 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: $3,656 · $305/mo
• Projected year-2 tax: $3,656 · $305/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,070
• − Mortgage interest: −$7,241
• − Property taxes: −$3,656
• − Insurance: −$646
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,760
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,868/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

+84.9% since first listed

12 events — show timeline

• 2026-06-02 Listed $129,267 MiRealSource-MiMLS
• 2026-06-02 Listed $129,267 REALCOMP
• 2023-10-22 Listing Removed — MiRealSource-MiMLS
• 2023-10-22 Listing Removed — REALCOMP
• 2023-10-03 Price Changed $59,900 MiRealSource-MiMLS
• 2023-10-03 Price Changed $59,900 REALCOMP
• 2023-09-18 Price Changed $62,900 MiRealSource-MiMLS
• 2023-09-17 Price Changed $62,900 REALCOMP
• 2023-08-25 Price Changed $64,900 MiRealSource-MiMLS
• 2023-08-25 Price Changed $64,900 REALCOMP
• 2023-07-22 Listed $69,900 MiRealSource-MiMLS
• 2023-07-22 Listed $69,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $3,656 · +90.2% YoY. Source: county tax records.