18010 Buffalo St · Detroit, MI 48234

$35,000

1 bd · 1.0 ba · 706 sqft · SingleFamily public records · 25 Days on market

Built 1950 4,356 sqft lot Est $42k · 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful eastside property is tenant occupied. Sitting at thee base of the street with an additional lot available next to it. This property is perfect for an investor looking to get his or her feet wet with their first investment property. Rental income $750 monthly. Seller is highly motivated and looking to move into another investment.

Key facts

• 4,356 sq ft lot
• Built 1950
• Listed 25 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence (residential property); Built in 1950
• Construction: Aluminum siding; Shingle roof
• Exterior features: Lot approximately 0.1 acres; Public water

Interior

• Kitchen: Kitchen approximately 10 x 9
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Michigan-style basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.4% vs local median 10.0% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 fast (+6.7%/yr); 227 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% of the median local income ($35k/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 $242 of loan paydown is wiped out by about $1k 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 + 6.7% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 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 $12k; list at $35k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 2.96% ✓
• Cap rate: 25.38%
• Cash-on-cash: 68.16%
• DSCR: 4.03
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $42,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18677 Fenelon St	0.43mi	2/1.0 (+1)	682 (-3%)	22mo	$41,000	$60	52

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 71.9%
• Equity multiple: 4.45×
• Total profit: $33,839
• Equity at exit: $5,219

10-year hold

• IRR: 76.9%
• Equity multiple: 10.50×
• Total profit: $93,083
• Equity at exit: $3,026

Cash invested: $9,800 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $557

Break-even live

Break-even rent $333

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $576	-5% $567	+0% $557	+5% $547	+10% $537
Rent	-10% $475	-5% $516	+0% $557	+5% $598	+10% $639
Rate	-1.0pp $574	-0.5pp $566	base $557	+0.5pp $548	+1.0pp $538

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	19d	1	0.71mi
18475 Wexford St Unit 1 Detroit, MI	2.0	1.0	500	$950	$1.90	26d	1	0.91mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	1.14mi

Listing history 18 events

1. 2026-06-21
   days on market $35,000 Active 25 DOM
2. 2026-06-18
   days on market $35,000 Active 22 DOM
3. 2026-06-17
   days on market $35,000 Active 21 DOM
4. 2026-06-15
   days on market $35,000 Active 19 DOM
5. 2026-06-13
   days on market $35,000 Active 17 DOM
6. 2026-06-13
   days on market $35,000 Active 16 DOM
7. 2026-06-09
   days on market $35,000 Active 13 DOM
8. 2026-06-08
   days on market $35,000 Active 12 DOM
9. 2026-06-07
   days on market $35,000 Active 11 DOM
10. 2026-06-04
    days on market $35,000 Active 8 DOM
11. 2026-06-03
    days on market $35,000 Active 7 DOM
12. 2026-06-02
    days on market $35,000 Active 6 DOM
13. 2026-06-01
    days on market $35,000 Active 5 DOM
14. 2026-05-31
    days on market $35,000 Active 4 DOM
15. 2026-05-20
    listed $35,000 Active

    Show marketing remark (346 chars)

    This beautiful eastside property is tenant occupied. Sitting at thee base of the street with an additional lot available next to it. This property is perfect for an investor looking to get his or her feet wet with their first investment property. Rental income $750 monthly. Seller is highly motivated and looking to move into another investment.

16. 2026-05-20
    listed $35,000 Active 346-char remark

    Show marketing remark (346 chars)

    This beautiful eastside property is tenant occupied. Sitting at thee base of the street with an additional lot available next to it. This property is perfect for an investor looking to get his or her feet wet with their first investment property. Rental income $750 monthly. Seller is highly motivated and looking to move into another investment.

17. 2026-05-20
    listed $35,000 Active 346-char remark

    Show marketing remark (346 chars)

    This beautiful eastside property is tenant occupied. Sitting at thee base of the street with an additional lot available next to it. This property is perfect for an investor looking to get his or her feet wet with their first investment property. Rental income $750 monthly. Seller is highly motivated and looking to move into another investment.

18. 1998-06-16
    soldstatus $12,500

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $779 · $65/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 ≥97°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: $12,451
• − Mortgage interest: −$1,961
• − Property taxes: −$779
• − Insurance: −$175
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,018
• Taxable income: $6,526
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $5,114/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+180.0% since first listed

4 events — show timeline

• 2026-05-20 Listed $35,000 MiRealSource-MiMLS
• 2026-05-20 Listed $35,000 REALCOMP
• 2026-05-20 Listed $35,000 SW Michigan MLS
• 1998-06-16 Sold (Public Records) $12,500 Public Records

Property tax history

-6.6%/yr

Latest (2025): $779 · -53.4% YoY. Source: county tax records.