3432 Harding St · Detroit, MI 48214

$130,000

4 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 9 Days on market

Built 1912 4,356 sqft lot Est $150k · 13% 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 +29.4/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

FOR SALE AS IS. Buyer to pay for City Inspection and sign ACR. Days 1-7: Offers will not be reviewed. Days 8-12: Offers ONLY from NSP buyers Municipalities, Non-profit organizations and Owner-occupants will be reviewed. Days 13+: We will consider offers from all buyers.

Key facts

• 4,356 sq ft lot
• Built 1912
• Listed 9 days

Property features AI

Finance

• Financial info: Property has an existing lease

Exterior

• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential 2-story home; Built in 1912; Basement level present
• Construction: Vinyl siding exterior; Basement foundation
• Exterior features: Vinyl siding; Paved street frontage; Frontage of approximately 30 feet

Interior

• Kitchen: Entry-level kitchen (approx. 12 x 12)
• Bedrooms: Four bedrooms located on the second floor (approx. dimensions: 12 x 13; 11 x 11; ~10; 11 x 10)
• Bathrooms: One full bathroom on the second floor; One additional lavatory in the basement (two total baths/lavatories)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 7 rooms; Unfinished basement
• Laundry & utility: Basement laundry/utility space

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,758/mo this rent would consume 63% 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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 26y 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 $2k; list at $130k implies a 8567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $150,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 Garland St	0.26mi	4/3.0	1,546 (+5%)	1mo	$205,000	$133	73
2931 Garland St	0.27mi	4/3.0	1,558 (+6%)	1mo	$215,000	$138	71
4780 Hurlbut St	0.74mi	4/2.0	1,489 (+1%)	2mo	$155,000	$104	60
3466 Bewick St	0.21mi	3/2.0 (-1)	1,308 (-11%)	6mo	$119,900	$92	59
3054 Cadillac Blvd	0.34mi	3/1.0 (-1)	1,554 (+6%)	11mo	$159,000	$102	59
2170 Montclair St	0.51mi	3/2.0 (-1)	1,571 (+7%)	10mo	$162,900	$104	50
4791 Saint Clair St	0.74mi	4/1.0	1,494 (+2%)	17mo	$30,000	$20	47
3893 Beniteau St	0.40mi	4/2.5	1,622 (+10%)	17mo	$64,500	$40	46
9385 Dorchester St	0.53mi	3/2.0 (-1)	1,311 (-11%)	6mo	$18,000	$14	45
9331 Goethe St	0.50mi	3/1.0 (-1)	1,646 (+12%)	14mo	$25,000	$15	38
4078 Beniteau St	0.56mi	3/1.5 (-1)	1,309 (-11%)	16mo	$90,000	$69	38
2131 Harding St	0.54mi	3/2.5 (-1)	1,689 (+15%)	12mo	$325,000	$192	31

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,346
• Equity at exit: $19,383

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $45,263
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$682
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $461

Break-even live

Break-even rent $1,175

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $535	-5% $498	+0% $461	+5% $424	+10% $387
Rent	-10% $322	-5% $392	+0% $461	+5% $531	+10% $600
Rate	-1.0pp $527	-0.5pp $494	base $461	+0.5pp $427	+1.0pp $393

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	0.58mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.77mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	44d	1	0.83mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	0.88mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	0.89mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.98mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	1.13mi

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 9 DOM
2. 2026-06-17
   days on market $130,000 Active 8 DOM
3. 2026-06-16
   days on market $130,000 Active 7 DOM
4. 2026-06-15
   days on market $130,000 Active 6 DOM
5. 2026-06-13
   days on market $130,000 Active 4 DOM
6. 2026-06-13
   days on market $130,000 Active 3 DOM
7. 2026-06-10
   remarks 172-char remark
8. 2026-06-10
   pricelisting id $130,000 Active 1 DOM
9. 2026-06-08
   remarks 161-char remark
10. 2026-06-08
    listed $129,900 Active 1 DOM

ⓘ 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: $2,306 · $192/mo
• Projected year-2 tax: $2,306 · $192/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 ≥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: $21,101
• − Mortgage interest: −$7,282
• − Property taxes: −$2,306
• − Insurance: −$650
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$3,782
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $4,644/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

+683.8% since first listed

22 events — show timeline

• 2026-06-08 Listing Removed — MiRealSource-MiMLS
• 2026-06-08 Listed $129,900 MiRealSource-MiMLS
• 2026-06-08 Listed $129,900 REALCOMP
• 2026-06-08 Listing Removed — REALCOMP
• 2011-02-23 Sold (MLS) $1,500 MiRealSource-MiMLS
• 2011-02-23 Sold (MLS) $1,500 REALCOMP
• 2011-01-03 Listed $2,000 MiRealSource-MiMLS
• 2011-01-03 Listed $2,000 REALCOMP
• 2010-09-13 Listing Removed — REALCOMP
• 2010-08-03 Listed $2,500 REALCOMP
• 2010-03-05 Listing Removed — MiRealSource-MiMLS
• 2010-03-05 Listing Removed — REALCOMP
• 2009-11-05 Listed $21,000 MiRealSource-MiMLS
• 2009-11-05 Listed $32,000 REALCOMP
• 2006-06-06 Sold (Public Records) $53,000 Public Records
• 2005-09-25 Listing Removed — REALCOMP
• 2005-06-13 Listing Removed — REALCOMP
• 2005-06-13 Listed $34,900 REALCOMP
• 2005-03-25 Listed $40,000 REALCOMP
• 2001-01-02 Sold (MLS) $22,000 REALCOMP
• 2000-08-09 Listed $24,500 REALCOMP
• 1999-07-27 Sold (Public Records) $16,574 Public Records

Property tax history

+13.5%/yr

Latest (2025): $2,306 · +1.0% YoY. Source: county tax records.