3883 Garland St · Detroit, MI 48214

$29,900

4 bd · 1.5 ba · 1,737 sqft · SingleFamily public records · 197 Days on market

Built 1915 3,049 sqft lot $17/sqft · 40% below area Est $50k · 40% under ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

Key facts

• Attic with potential
• Natural fireplace
• 3,049 sq ft lot

Tags

• NATURAL FIREPLACE
• ATTIC WITH POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.9% 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: 298 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,720/mo this rent would consume 62% of the median local household income ($34k/yr) (locally 1364% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.75% ✓
• Cap rate: 51.88%
• Cash-on-cash: 162.80%
• DSCR: 8.24
• GRM: 1.4

CMA / ARV

• ARV (median comp): $49,657
• List price: $29,900
• Delta: -39.79%
• 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
2991 Garland St	0.47mi	4/2.0	1,755 (+1%)	2mo	$125,000	$71	73
5137 Saint Clair St	0.63mi	3/1.0 (-1)	1,728 (-0%)	3mo	$30,000	$17	61
3748 Burns St	0.75mi	4/1.5	1,776 (+2%)	4mo	$225,000	$127	58
4780 Hurlbut St	0.38mi	4/2.0	1,489 (-14%)	2mo	$155,000	$104	54
4208 Holcomb St	0.48mi	4/1.5	1,584 (-9%)	11mo	$15,000	$9	53
2592 Harding St	0.64mi	4/2.0	1,844 (+6%)	6mo	$229,000	$124	53
2931 Garland St	0.53mi	4/3.0	1,558 (-10%)	1mo	$215,000	$138	52
2918 Garland St	0.54mi	4/3.0	1,546 (-11%)	1mo	$205,000	$133	50
3054 Cadillac Blvd	0.44mi	3/1.0 (-1)	1,554 (-10%)	11mo	$159,000	$102	46
2541 Garland St	0.66mi	3/1.5 (-1)	1,929 (+11%)	6mo	$95,600	$50	41
4469 Beniteau St	0.54mi	4/2.5	1,948 (+12%)	12mo	$250,000	$128	41
2259 Saint Clair St	0.74mi	4/2.0	1,944 (+12%)	11mo	$85,000	$44	34

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: —
• Equity multiple: 9.07×
• Total profit: $67,531
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 19.17×
• Total profit: $152,100
• Equity at exit: $2,585

Cash invested: $8,372 (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 48214

• Active inventory: 298
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$157
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,136

Break-even live

Break-even rent $283

Max offer price $29,900

Occupancy floor 29%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	0.33mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	0.58mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	0.67mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	44d	1	0.67mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.73mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.76mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.21mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	1.27mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	1.44mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $29,900 Pending 197 DOM
2. 2026-06-04
   days on market $29,900 Active 196 DOM
3. 2026-06-03
   days on market $29,900 Active 195 DOM
4. 2026-06-01
   days on market $29,900 Active 193 DOM
5. 2026-05-31
   days on market $29,900 Active 192 DOM
6. 2026-04-23
   price $33,900 489-char remark

   Show marketing remark (489 chars)

   Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

7. 2026-04-22
   price $33,900 489-char remark

   Show marketing remark (489 chars)

   Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

8. 2026-03-21
   price $34,900 489-char remark

   Show marketing remark (489 chars)

   Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

9. 2026-03-21
   price $34,900 489-char remark

   Show marketing remark (489 chars)

   Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

10. 2026-01-31
    status Active 489-char remark

    Show marketing remark (489 chars)

    Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

11. 2026-01-30
    historical 489-char remark

    Show marketing remark (489 chars)

    Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

12. 2025-11-19
    listed $39,900 Active 489-char remark

    Show marketing remark (489 chars)

    Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

13. 2025-11-19
    listed $39,900 Active 489-char remark

    Show marketing remark (489 chars)

    Investor Special! Spacious 4-bedroom, 2-bath home offering 1,737 sq ft above grade plus an additional 696 sq ft in the basement. This Detroit property features a natural fireplace, an attic with potential for a bonus room or extra storage, and a basement already plumbed with electricity in place. Great layout, solid square footage, and plenty of room to create value. Perfect opportunity for investors, flippers, or anyone looking to bring their vision to life. Seller is licensed agent.

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $647 · $54/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,643
• − Mortgage interest: −$1,675
• − Property taxes: −$647
• − Insurance: −$150
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$870
• Taxable income: $13,999
• Est. tax owed @ 24.0%: −$3,360
• After-tax cash flow: $10,270/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

-15.0% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $33,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $33,900 REALCOMP
• 2026-03-21 Price Changed $34,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $34,900 REALCOMP
• 2026-01-31 Relisted — REALCOMP
• 2026-01-30 Listing Removed — REALCOMP
• 2025-11-19 Listed $39,900 REALCOMP
• 2025-11-19 Listed $39,900 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $647 · -43.9% YoY. Source: county tax records.