4326 Haverhill St · Detroit, MI 48224

$65,000

4 bd · 1.5 ba · 1,898 sqft · SingleFamily public records · 56 Days on market

Built 1927 4,792 sqft lot $34/sqft · 33% below area Est $98k · 33% under ↓ 19% since listing

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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
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity in an up-and-coming Detroit neighborhood! This * * 2-unit multifamily property * * offers rental potential with additional upside - the basement provides the opportunity to be finished into a potential 3rd unit, maximizing cash flow. Perfect for investors or owner-occupants looking to house hack and build wealth. With the right vision and full remodel, this property can truly shine and generate strong returns. Conveniently located just minutes from Downtown Detroit with easy access to major freeways, making it highly desirable for tenants. Seller is motivated - ready to work with the right buyer. Schedule your showing today! Please call/text for additional information, this opportunity won't last long!

Key facts

• 4,792 sq ft lot
• Built 1927
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 10.2% 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 flat; 484 active listings in the ZIP; 20 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 40% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.30% ✓
• Cap rate: 18.69%
• Cash-on-cash: 44.27%
• DSCR: 2.97
• GRM: 3.6

CMA / ARV

• ARV (median comp): $97,671
• List price: $65,000
• Delta: -33.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4830 Courville St	0.34mi	4/1.5	1,878 (-1%)	2mo	$119,000	$63	81
4331 Balfour Rd	0.25mi	3/2.0 (-1)	1,793 (-6%)	1mo	$160,000	$89	71
4836 Kensington Ave	0.51mi	4/1.5	1,752 (-8%)	1mo	$195,000	$111	63
4395 Maryland St	0.57mi	3/1.5 (-1)	1,840 (-3%)	1mo	$169,000	$92	62
4384 Grayton St	0.62mi	3/2.0 (-1)	1,952 (+3%)	1mo	$272,500	$140	58
5036 Bishop St	0.68mi	4/2.0	1,808 (-5%)	3mo	$69,500	$38	56
5200 Bedford St	0.50mi	3/1.5 (-1)	1,718 (-10%)	1mo	$159,900	$93	55
5236 Bedford St	0.53mi	3/1.5 (-1)	1,670 (-12%)	1mo	$159,900	$96	50
12125 E Outer Dr	0.72mi	3/1.5 (-1)	2,000 (+5%)	4mo	$233,000	$117	49
3930 Yorkshire Rd	0.55mi	3/1.0 (-1)	1,704 (-10%)	2mo	$275,000	$161	49
4150 Kensington Ave	0.46mi	4/3.0	2,154 (+14%)	3mo	$225,000	$104	48
5291 Devonshire Rd	0.57mi	3/3.0 (-1)	1,650 (-13%)	2mo	$245,000	$148	39

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: 38.6%
• Equity multiple: 2.59×
• Total profit: $28,955
• Equity at exit: $9,692

10-year hold

• IRR: 43.8%
• Equity multiple: 4.71×
• Total profit: $67,443
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$341
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $671

Break-even live

Break-even rent $643

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $708	-5% $690	+0% $671	+5% $653	+10% $635
Rent	-10% $553	-5% $612	+0% $671	+5% $730	+10% $789
Rate	-1.0pp $704	-0.5pp $688	base $671	+0.5pp $655	+1.0pp $637

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	18d	1	0.37mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	44d	1	0.46mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.53mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	0.53mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	44d	1	0.62mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	0.66mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	0.86mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.92mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	1.01mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	1.23mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.24mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	1.25mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	2d	1	1.26mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	1.29mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	18d	1	1.34mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	1.41mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	1.41mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	1.43mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	18d	1	1.45mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 56 DOM
2. 2026-06-17
   days on market $65,000 Active 55 DOM
3. 2026-06-15
   days on market $65,000 Active 53 DOM
4. 2026-06-13
   days on market $65,000 Active 51 DOM
5. 2026-06-13
   days on market $65,000 Active 50 DOM
6. 2026-06-09
   days on market $65,000 Active 47 DOM
7. 2026-06-08
   days on market $65,000 Active 46 DOM
8. 2026-06-07
   days on market $65,000 Active 45 DOM
9. 2026-06-04
   days on market $65,000 Active 42 DOM
10. 2026-06-03
    days on market $65,000 Active 41 DOM
11. 2026-06-02
    days on market $65,000 Active 40 DOM
12. 2026-06-01
    days on market $65,000 Active 39 DOM
13. 2026-05-31
    days on market $65,000 Active 38 DOM
14. 2026-05-01
    price $65,000 741-char remark

    Show marketing remark (741 chars)

    Excellent opportunity in an up-and-coming Detroit neighborhood! This * * 2-unit multifamily property * * offers rental potential with additional upside - the basement provides the opportunity to be finished into a potential 3rd unit, maximizing cash flow. Perfect for investors or owner-occupants looking to house hack and build wealth. With the right vision and full remodel, this property can truly shine and generate strong returns. Conveniently located just minutes from Downtown Detroit with easy access to major freeways, making it highly desirable for tenants. Seller is motivated - ready to work with the right buyer. Schedule your showing today! Please call/text for additional information, this opportunity won't last long!

15. 2026-04-30
    price $65,000 755-char remark

    Show marketing remark (755 chars)

    Excellent opportunity in an up-and-coming Detroit neighborhood! This * * 2-unit multifamily property * * offers rental potential with additional upside — the basement provides the opportunity to be finished into a potential 3rd unit, maximizing cash flow. Perfect for investors or owner-occupants looking to house hack and build wealth. With the right vision and full remodel, this property can truly shine and generate strong returns. Conveniently located just minutes from Downtown Detroit with easy access to major freeways, making it highly desirable for tenants. Seller is motivated — ready to work with the right buyer. Schedule your showing today! Please call/text for additional information, this opportunity won’t last long!

16. 2026-04-24
    listed $80,000 Active 741-char remark

    Show marketing remark (755 chars)

    Excellent opportunity in an up-and-coming Detroit neighborhood! This * * 2-unit multifamily property * * offers rental potential with additional upside — the basement provides the opportunity to be finished into a potential 3rd unit, maximizing cash flow. Perfect for investors or owner-occupants looking to house hack and build wealth. With the right vision and full remodel, this property can truly shine and generate strong returns. Conveniently located just minutes from Downtown Detroit with easy access to major freeways, making it highly desirable for tenants. Seller is motivated — ready to work with the right buyer. Schedule your showing today! Please call/text for additional information, this opportunity won’t last long!

17. 2026-04-24
    listed $80,000 Active 755-char remark

    Show marketing remark (755 chars)

    Excellent opportunity in an up-and-coming Detroit neighborhood! This * * 2-unit multifamily property * * offers rental potential with additional upside — the basement provides the opportunity to be finished into a potential 3rd unit, maximizing cash flow. Perfect for investors or owner-occupants looking to house hack and build wealth. With the right vision and full remodel, this property can truly shine and generate strong returns. Conveniently located just minutes from Downtown Detroit with easy access to major freeways, making it highly desirable for tenants. Seller is motivated — ready to work with the right buyer. Schedule your showing today! Please call/text for additional information, this opportunity won’t last long!

18. 2026-04-21
    historical $80,000 741-char remark

    Show marketing remark (741 chars)

    Excellent opportunity in an up-and-coming Detroit neighborhood! This * * 2-unit multifamily property * * offers rental potential with additional upside - the basement provides the opportunity to be finished into a potential 3rd unit, maximizing cash flow. Perfect for investors or owner-occupants looking to house hack and build wealth. With the right vision and full remodel, this property can truly shine and generate strong returns. Conveniently located just minutes from Downtown Detroit with easy access to major freeways, making it highly desirable for tenants. Seller is motivated - ready to work with the right buyer. Schedule your showing today! Please call/text for additional information, this opportunity won't last long!

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,915
• − Mortgage interest: −$3,641
• − Property taxes: −$1,680
• − Insurance: −$325
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$1,891
• Taxable income: $7,511
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $6,254/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

-18.8% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $65,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $65,000 REALCOMP
• 2026-04-24 Listed $80,000 MiRealSource-MiMLS
• 2026-04-24 Listed $80,000 REALCOMP
• 2026-04-21 Coming Soon $80,000 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $1,680 · -54.2% YoY. Source: county tax records.