445 Navahoe St · Detroit, MI 48215

$100,000

3 bd · 1.0 ba · 1,177 sqft · SingleFamily public records · 33 Days on market

Built 1999 5,227 sqft lot Est $133k · 25% 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 +8.5/10.0
• 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

3 bedroom ranch style home with full basement, newer furnace and water tank, central air and more. Located near Grayhaven, and Clairpointe. Just a short walk to the Detroit River and minutes from Downtown Detroit.

Key facts

• Newer furnace
• Ranch style home
• Full basement

Tags

• RANCH STYLE HOME
• FULL BASEMENT
• NEWER FURNACE
• CENTRAL AIR
• SHORT WALK TO DETROIT RIVER
• MINUTES FROM DOWNTOWN DETROIT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Entry at ground level
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 52.5 x 100 (0.12 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Partially finished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-32 ($-378/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (5.6% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (5.6% below list) — sets the bar for cash-flow.

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: Charles Wright Academy of Arts And Science (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 618 students, 90% 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 88% FRL track the district average.
• Market conditions: 137 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $60k; list at $100k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,433 (5.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $133,001
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 Conner St	0.02mi	3/1.0	1,148 (-2%)	1mo	$130,000	$113	94
462 Algonquin St	0.08mi	3/1.0	1,176 (-0%)	20mo	$72,500	$62	80
396 Lenox St	0.35mi	3/2.0	1,248 (+6%)	1mo	$249,000	$200	68
432 Eastlawn St	0.54mi	3/1.0	1,230 (+4%)	2mo	$145,000	$118	66
809 Algonquin St	0.42mi	3/1.0	1,300 (+10%)	9mo	$67,500	$52	56
265 Newport St	0.64mi	2/1.0 (-1)	1,190 (+1%)	10mo	$95,000	$80	55
258 Piper Blvd	0.56mi	3/1.0	1,285 (+9%)	4mo	$123,000	$96	55
785 Algonquin St	0.39mi	3/1.0	1,101 (-6%)	22mo	$25,000	$23	52
191 Eastlawn St	0.66mi	3/2.0	1,278 (+9%)	5mo	$249,000	$195	47
13137 Averhill Ct	0.37mi	3/1.0	1,017 (-14%)	20mo	$145,000	$143	44

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-17,942
• Equity at exit: $14,910

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-17,112
• Equity at exit: $8,646

Cash invested: $28,000 (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 48215

• Home prices YoY: -24.1%
• Active inventory: 137
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$42
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-32

Break-even live

Break-even rent $1,389

Max offer price $94,433

Occupancy floor 97%

Sensitivity live

Price	-10% $25	-5% $-3	+0% $-32	+5% $-60	+10% $-88
Rent	-10% $-138	-5% $-85	+0% $-32	+5% $22	+10% $75
Rate	-1.0pp $19	-0.5pp $-6	base $-32	+0.5pp $-57	+1.0pp $-84

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13010 Avondale St Detroit, MI	1.0–2.0	1.0–2.0	1003	$1,725	$1.72	0d	1	0.33mi
13329 Averhill Ct Unit 1 Detroit, MI	2.0	1.0	1019	$1,100	$1.08	45d	1	0.50mi
1050 Lakewood St Unit 1S Detroit, MI	2.0	1.0	896	$1,100	$1.23	45d	1	0.94mi
1050 Lakewood St Apt 1N Detroit, MI	2.0	1.0	896	$1,100	$1.23	0d	1	0.94mi
875 Philip St Detroit, MI	3.0	1.0	1353	$1,400	$1.03	45d	1	1.00mi
734 Ashland St Detroit, MI	3.0	1.0	1110	$1,300	$1.17	24d	1	1.07mi
734 Ashland St Detroit, MI	3.0	1.0	1110	$1,300	$1.17	26d	1	1.07mi
450 Marquette Dr Detroit, MI	2.0	1.0	972	$1,200	$1.23	22d	1	1.15mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	26d	1	1.30mi
861 Beaconsfield Ave Grosse Pointe Park, MI	2.0	1.0	1300	$1,500	$1.15	14d	1	1.32mi
1042 Wayburn St Grosse Pointe Park, MI	3.0	1.0	1000	$1,575	$1.57	7d	1	1.33mi
981 Beaconsfield Ave Grosse Pointe Park, MI	2.0	1.0	1000	$1,095	$1.09	45d	1	1.38mi
1052 Beaconsfield Ave Grosse Pointe Park, MI	2.0	1.0	1000	$1,350	$1.35	19d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $100,000 Active 33 DOM
2. 2026-06-18
   days on market $100,000 Active 30 DOM
3. 2026-06-17
   days on market $100,000 Active 29 DOM
4. 2026-06-15
   days on market $100,000 Active 27 DOM
5. 2026-06-13
   days on market $100,000 Active 25 DOM
6. 2026-06-13
   days on market $100,000 Active 24 DOM
7. 2026-06-09
   days on market $100,000 Active 21 DOM
8. 2026-06-08
   days on market $100,000 Active 20 DOM
9. 2026-06-07
   days on market $100,000 Active 19 DOM
10. 2026-06-04
    days on market $100,000 Active 16 DOM
11. 2026-06-03
    days on market $100,000 Active 15 DOM
12. 2026-06-02
    days on market $100,000 Active 14 DOM
13. 2026-06-01
    days on market $100,000 Active 13 DOM
14. 2026-05-31
    days on market $100,000 Active 12 DOM
15. 2026-05-19
    listed $100,000 Active

    Show marketing remark (213 chars)

    3 bedroom ranch style home with full basement, newer furnace and water tank, central air and more. Located near Grayhaven, and Clairpointe. Just a short walk to the Detroit River and minutes from Downtown Detroit.

16. 2026-05-19
    listed $100,000 Active 213-char remark

    Show marketing remark (213 chars)

    3 bedroom ranch style home with full basement, newer furnace and water tank, central air and more. Located near Grayhaven, and Clairpointe. Just a short walk to the Detroit River and minutes from Downtown Detroit.

17. 2000-11-14
    soldstatus $59,500

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$346/yr (+$29/mo · 40.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 75% 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: $16,187
• − Mortgage interest: −$5,602
• − Property taxes: −$848
• − Insurance: −$6,025
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,909
• Taxable loss: −$1,787
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $51/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
• City population: 572,865
• Population (ZIP): 10,238

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 (87%)
• Race & ethnicity: Black 87% White 9% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -60.84%
• Current HPI: 191.0405
• 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

+68.1% since first listed

3 events — show timeline

• 2026-05-19 Listed $100,000 MiRealSource-MiMLS
• 2026-05-19 Listed $100,000 REALCOMP
• 2000-11-14 Sold (Public Records) $59,500 Public Records

Property tax history

-6.0%/yr

Latest (2025): $848 · -54.8% YoY. Source: county tax records.