9181 Harvard Rd · Detroit, MI 48224

$93,000

4 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 76 Days on market

Built 1929 3,920 sqft lot $62/sqft · 22% above area Est $76k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 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

Here is a tenant occupied Colonial on Detroit's East Side. This recently updated dwelling boasts 4 bedrooms and 2 full baths. It is currently occupied by a tenant paying 1500 / month. Lease and rent ledger available upon request. No showings prior to accepted offer. Nice location near the Detroit / Grosse Pointe border.

Key facts

• 3,920 sq ft lot
• Built 1929
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 39% 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 $643 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 + 0.7% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($87k) 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.
• Current owner paid $55k; list at $93k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.56% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $75,948
• List price: $93,000
• Delta: 22.45%
• 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
9155 Grayton St	0.11mi	3/1.5 (-1)	1,554 (+3%)	0mo	$170,000	$109	84
9160 Boleyn St	0.03mi	3/1.0 (-1)	1,436 (-5%)	4mo	$69,000	$48	80
6150 Bluehill St	0.31mi	3/1.0 (-1)	1,647 (+9%)	3mo	$153,000	$93	61
5753 Three Mile Dr	0.71mi	3/1.5 (-1)	1,521 (+1%)	2mo	$75,000	$49	59
9922 Yorkshire Rd	0.34mi	3/2.0 (-1)	1,342 (-11%)	2mo	$75,000	$56	57
5960 Bishop St	0.37mi	3/1.0 (-1)	1,351 (-10%)	2mo	$155,000	$115	56
16801 Chandler Park Dr	0.53mi	3/1.5 (-1)	1,632 (+8%)	4mo	$260,000	$159	53
9905 Balfour Rd	0.68mi	3/1.5 (-1)	1,597 (+6%)	3mo	$160,000	$100	51
5541 Grayton St	0.62mi	4/2.0	1,730 (+15%)	0mo	$200,000	$116	44
5791 Bedford St	0.73mi	3/1.5 (-1)	1,344 (-11%)	1mo	$178,000	$132	42
10947 Roxbury St	0.64mi	3/1.0 (-1)	1,696 (+12%)	2mo	$127,675	$75	41
10130 Somerset Ave	0.61mi	3/1.0 (-1)	1,300 (-14%)	4mo	$116,500	$90	38

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: 14.7%
• Equity multiple: 1.57×
• Total profit: $14,872
• Equity at exit: $13,867

10-year hold

• IRR: 21.7%
• Equity multiple: 2.65×
• Total profit: $42,997
• Equity at exit: $8,041

Cash invested: $26,040 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$488
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $521

Break-even live

Break-even rent $793

Max offer price $93,000

Occupancy floor 59%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.10mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.11mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.20mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.20mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.22mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	2d	1	0.24mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.26mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	17d	1	0.31mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.40mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.41mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.49mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.53mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.58mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.59mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	0.59mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.61mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.67mi
5944 Marseilles St Detroit, MI	3.0	1.0	1910	$1,300	$0.68	17d	1	0.68mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.71mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.71mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.78mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.79mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	0.81mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.85mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.88mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.88mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.89mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.92mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	0.94mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.95mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.98mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	1.00mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	2d	1	1.02mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.02mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.02mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	1.07mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	1.08mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	1.09mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	1.16mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	1.16mi

Listing history 23 events

1. 2026-06-18
   days on market $93,000 Active 76 DOM
2. 2026-06-17
   days on market $93,000 Active 75 DOM
3. 2026-06-15
   days on market $93,000 Active 73 DOM
4. 2026-06-13
   days on market $93,000 Active 71 DOM
5. 2026-06-13
   days on market $93,000 Active 70 DOM
6. 2026-06-09
   days on market $93,000 Active 67 DOM
7. 2026-06-08
   days on market $93,000 Active 66 DOM
8. 2026-06-07
   days on market $93,000 Active 65 DOM
9. 2026-06-04
   days on market $93,000 Active 62 DOM
10. 2026-06-03
    days on market $93,000 Active 61 DOM
11. 2026-06-02
    days on market $93,000 Active 60 DOM
12. 2026-06-01
    days on market $93,000 Active 59 DOM
13. 2026-05-31
    days on market $93,000 Active 58 DOM
14. 2026-04-03
    listed $95,000 Active 321-char remark

    Show marketing remark (321 chars)

    Here is a tenant occupied Colonial on Detroit's East Side. This recently updated dwelling boasts 4 bedrooms and 2 full baths. It is currently occupied by a tenant paying 1500 / month. Lease and rent ledger available upon request. No showings prior to accepted offer. Nice location near the Detroit / Grosse Pointe border.

15. 2026-04-03
    listed $95,000 Active 321-char remark

    Show marketing remark (321 chars)

    Here is a tenant occupied Colonial on Detroit's East Side. This recently updated dwelling boasts 4 bedrooms and 2 full baths. It is currently occupied by a tenant paying 1500 / month. Lease and rent ledger available upon request. No showings prior to accepted offer. Nice location near the Detroit / Grosse Pointe border.

16. 2025-06-05
    soldstatus $55,000 Closed
17. 2025-06-05
    soldstatus $55,000 Closed
18. 2025-05-07
    status Pending
19. 2025-05-06
    status Pending
20. 2025-03-27
    price $57,000
21. 2025-03-26
    price $57,000
22. 2025-02-12
    listed $60,000 Active
23. 2025-02-12
    listed $60,000 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: $1,202 · $100/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: +$115/yr (+$10/mo · 9.6%)

ⓘ 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: $17,431
• − Mortgage interest: −$5,209
• − Property taxes: −$1,202
• − Insurance: −$465
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,705
• Taxable income: $5,060
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $5,036/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

+58.3% since first listed

10 events — show timeline

• 2026-04-03 Listed $95,000 MiRealSource-MiMLS
• 2026-04-03 Listed $95,000 REALCOMP
• 2025-06-05 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2025-06-05 Sold (MLS) $55,000 REALCOMP
• 2025-05-07 Pending — MiRealSource-MiMLS
• 2025-05-06 Pending — REALCOMP
• 2025-03-27 Price Changed $57,000 MiRealSource-MiMLS
• 2025-03-26 Price Changed $57,000 REALCOMP
• 2025-02-12 Listed $60,000 MiRealSource-MiMLS
• 2025-02-12 Listed $60,000 REALCOMP

Property tax history

-3.4%/yr

Latest (2025): $1,202 · +10.0% YoY. Source: county tax records.