18110 Harlow St · Detroit, MI 48235

$109,000

3 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 110 Days on market

Built 1947 6,098 sqft lot $90/sqft · 16% above area Est $80k · 37% over

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been beautifully remodeled and is nestled on a one way road. come and see this ome. You will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.

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 rising (+3.2%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% of the median local income ($39k/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 $754 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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: 1.30% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $79,500
• List price: $109,000
• Delta: 37.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18217 Archdale St	0.09mi	3/1.0	1,085 (-10%)	0mo	$82,000	$76	78
18505 Ashton Ave	0.37mi	4/1.5 (+1)	1,200 (-1%)	0mo	$75,000	$63	74
18239 Saint Marys St	0.42mi	3/1.0	1,136 (-6%)	1mo	$124,900	$110	69
16818 Gilchrist St	0.61mi	3/1.0	1,190 (-2%)	3mo	$83,000	$70	66
19009 Ashton Ave	0.53mi	3/3.0	1,225 (+1%)	2mo	$170,000	$139	64
16709 Lindsay St	0.72mi	3/1.0	1,218 (+1%)	2mo	$124,888	$103	63
18477 Prevost St	0.62mi	3/2.0	1,234 (+2%)	2mo	$163,695	$133	62
18926 Ashton Ave	0.45mi	3/1.0	1,095 (-10%)	3mo	$125,000	$114	61
18423 Ashton Ave	0.32mi	3/2.5	1,350 (+12%)	0mo	$199,900	$148	60
19003 Curtis St	0.66mi	3/1.0	1,138 (-6%)	1mo	$95,000	$83	58
19105 Curtis St	0.72mi	3/1.5	1,156 (-4%)	3mo	$97,422	$84	54
19338 Fenmore St	0.71mi	3/1.0	1,120 (-8%)	1mo	$116,000	$104	54

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,019
• Equity at exit: $16,252

10-year hold

• IRR: 13.2%
• Equity multiple: 2.07×
• Total profit: $32,550
• Equity at exit: $9,424

Cash invested: $30,520 (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 48235

• Rents YoY: 3.2%
• Active inventory: 291
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$572
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $334

Break-even live

Break-even rent $996

Max offer price $109,000

Occupancy floor 71%

Sensitivity live

Price	-10% $396	-5% $365	+0% $334	+5% $303	+10% $272
Rent	-10% $222	-5% $278	+0% $334	+5% $390	+10% $446
Rate	-1.0pp $389	-0.5pp $362	base $334	+0.5pp $306	+1.0pp $277

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.11mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.31mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.37mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	0.46mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.52mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	0.56mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.59mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	0.60mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.60mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.62mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.63mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	0.75mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.75mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	18d	1	0.75mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.76mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	0.82mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	0.83mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	0.83mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.84mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.85mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.89mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.91mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.91mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.94mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	5d	1	0.95mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.96mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.97mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	0.98mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	18d	1	0.98mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.98mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	0.98mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.03mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	1.08mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.12mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	1.16mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	4d	1	1.18mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	1.18mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	1.19mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.24mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	18d	1	1.24mi

Listing history 50 events

1. 2026-06-21
   days on market $109,000 Active 110 DOM
2. 2026-06-18
   days on market $109,000 Active 107 DOM
3. 2026-06-17
   days on market $109,000 Active 106 DOM
4. 2026-06-15
   days on market $109,000 Active 104 DOM
5. 2026-06-13
   days on market $109,000 Active 102 DOM
6. 2026-06-13
   days on market $109,000 Active 101 DOM
7. 2026-06-09
   days on market $109,000 Active 98 DOM
8. 2026-06-08
   days on market $109,000 Active 97 DOM
9. 2026-06-07
   days on market $109,000 Active 96 DOM
10. 2026-06-04
    days on market $109,000 Active 93 DOM
11. 2026-06-03
    days on market $109,000 Active 92 DOM
12. 2026-06-01
    days on market $109,000 Active 90 DOM
13. 2026-05-31
    days on market $109,000 Active 89 DOM
14. 2026-05-13
    price $109,000 202-char remark

    Show marketing remark (202 chars)

    This home has been beautifully remodeled and is nestled on a one way road. come and see this ome. You will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

15. 2026-05-12
    price $109,000 202-char remark

    Show marketing remark (202 chars)

    This home has been beautifully remodeled and is nestled on a one way road. come and see this ome. You will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

16. 2026-03-03
    listed $115,000 Active 202-char remark

    Show marketing remark (202 chars)

    This home has been beautifully remodeled and is nestled on a one way road. come and see this ome. You will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

17. 2026-03-03
    listed $115,000 Active 202-char remark

    Show marketing remark (202 chars)

    This home has been beautifully remodeled and is nestled on a one way road. come and see this ome. You will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

18. 2026-03-01
    historical
19. 2026-03-01
    historical
20. 2026-01-23
    price $115,000
21. 2026-01-22
    price $115,000
22. 2025-12-05
    price $125,000
23. 2025-12-04
    price $125,000
24. 2025-10-14
    listed $130,000 Active
25. 2025-10-14
    listed $130,000 Active
26. 2019-12-04
    soldstatus $87,550
27. 2019-07-08
    historical
28. 2019-06-25
    soldstatus $32,000 Sold
29. 2019-06-24
    status Pending
30. 2019-06-24
    status Pending
31. 2019-05-30
    listed $39,000 Active
32. 2019-05-30
    listed $39,000 Active
33. 2018-03-27
    historical
34. 2018-03-27
    status Active
35. 2018-03-27
    status Active
36. 2018-03-27
    historical
37. 2018-02-21
    status Pending
38. 2018-02-21
    status Pending
39. 2018-01-30
    status Active
40. 2018-01-30
    status Active
41. 2018-01-10
    status Pending
42. 2018-01-08
    listed $40,000 Active
43. 2018-01-08
    historical
44. 2018-01-08
    listed $40,000
45. 2015-10-27
    soldstatus $27,900 Sold
46. 2015-10-27
    soldstatus $27,900
47. 2015-10-23
    historical
48. 2015-10-22
    historical
49. 2015-09-25
    price $29,900
50. 2015-08-11
    listed $19,900 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 ≥98°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: $17,031
• − Mortgage interest: −$6,106
• − Property taxes: −$2,040
• − Insurance: −$545
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,171
• Taxable income: $2,444
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,423/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+264.5% since first listed

38 events — show timeline

• 2026-05-13 Price Changed $109,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $109,000 REALCOMP
• 2026-03-03 Listed $115,000 REALCOMP
• 2026-03-03 Listed $115,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-23 Price Changed $115,000 MiRealSource-MiMLS
• 2026-01-22 Price Changed $115,000 REALCOMP
• 2025-12-05 Price Changed $125,000 MiRealSource-MiMLS
• 2025-12-04 Price Changed $125,000 REALCOMP
• 2025-10-14 Listed $130,000 MiRealSource-MiMLS
• 2025-10-14 Listed $130,000 REALCOMP
• 2019-12-04 Sold (Public Records) $87,550 Public Records
• 2019-07-08 Listing Removed — REALCOMP
• 2019-06-25 Sold (MLS) $32,000 REALCOMP
• 2019-06-24 Pending — MiRealSource-MiMLS
• 2019-06-24 Pending — REALCOMP
• 2019-05-30 Listed $39,000 MiRealSource-MiMLS
• 2019-05-30 Listed $39,000 REALCOMP
• 2018-03-27 Listing Removed — REALCOMP
• 2018-03-27 Relisted — MiRealSource-MiMLS
• 2018-03-27 Relisted — REALCOMP
• 2018-03-27 Listing Removed — MiRealSource-MiMLS
• 2018-02-21 Pending — MiRealSource-MiMLS
• 2018-02-21 Pending — REALCOMP
• 2018-01-30 Relisted — MiRealSource-MiMLS
• 2018-01-30 Relisted — REALCOMP
• 2018-01-10 Pending — REALCOMP
• 2018-01-08 Listed $40,000 MiRealSource-MiMLS
• 2018-01-08 Listing Removed — MiRealSource-MiMLS
• 2018-01-08 Listed $40,000 REALCOMP
• 2015-10-27 Sold (MLS) $27,900 MiRealSource-MiMLS
• 2015-10-27 Sold (MLS) $27,900 REALCOMP
• 2015-10-23 Listing Removed — REALCOMP
• 2015-10-22 Listing Removed — MiRealSource-MiMLS
• 2015-09-25 Price Changed $29,900 REALCOMP
• 2015-08-11 Listed $19,900 REALCOMP
• 2015-07-16 Listed $29,900 MiRealSource-MiMLS

Property tax history

+4.7%/yr

Latest (2025): $2,040 · -54.3% YoY. Source: county tax records.