9755 Nardin Dr · Detroit, MI 48204

$83,900

4 bd · 1.5 ba · 1,729 sqft · SingleFamily public records · 8 Days on market

Built 1920 8,276 sqft lot $49/sqft · 66% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 8,276 sq ft lot
• Built 1920
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 14.1% 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: 244 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $1,396/mo this rent would consume 49% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($580 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,900

Questions for the listing agent

1. Built in 1920 — 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: 1.66% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $50,544
• List price: $83,900
• Delta: 67.97%
• 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
11425 Belleterre St	0.34mi	4/1.0	1,722 (-0%)	14mo	$105,000	$61	70
9390 Quincy St	0.53mi	3/2.0 (-1)	1,686 (-2%)	0mo	$145,000	$86	64
11327 Belleterre St	0.27mi	3/1.0 (-1)	1,607 (-7%)	14mo	$110,000	$68	57
5125 Whitfield St	0.51mi	4/2.0	1,530 (-12%)	2mo	$136,800	$89	53
11717 Cascade St	0.47mi	3/1.0 (-1)	1,536 (-11%)	2mo	$81,000	$53	51
11642 Cascade St	0.42mi	3/1.5 (-1)	1,952 (+13%)	6mo	$83,000	$43	49
4255 Webb St	0.55mi	3/1.5 (-1)	1,569 (-9%)	7mo	$155,000	$99	48
12066 Monica St	0.69mi	4/2.5	1,632 (-6%)	8mo	$35,000	$21	48
10155 Monica St	0.48mi	3/1.5 (-1)	1,535 (-11%)	8mo	$46,000	$30	47
11738 Cascade Ave	0.50mi	3/1.0 (-1)	1,872 (+8%)	14mo	$28,000	$15	44
10163 Monica St	0.48mi	3/1.0 (-1)	1,486 (-14%)	8mo	$46,000	$31	40
8740 Arcadia St	0.65mi	3/3.0 (-1)	1,900 (+10%)	5mo	$52,000	$27	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 4.42×
• Total profit: $80,375
• Equity at exit: $75,584

10-year hold

• IRR: 39.3%
• Equity multiple: 9.92×
• Total profit: $209,440
• Equity at exit: $162,999

Cash invested: $23,492 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$440
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $544

Break-even live

Break-even rent $707

Max offer price $83,900

Occupancy floor 56%

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	0.49mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	0.81mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	17d	1	0.82mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	44d	1	0.84mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	0.85mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.85mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.88mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.88mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.88mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	0.88mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	0.89mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	0.89mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	17d	1	0.93mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.93mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.93mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.97mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.98mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	0.99mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	1.02mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.04mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.07mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	1.11mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	1.14mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.16mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	1.17mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.18mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	1.19mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	1.21mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.27mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.33mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	1.36mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	1.39mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	1.42mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	1.45mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.46mi

Listing history 36 events

1. 2026-06-18
   days on market $83,900 Active 8 DOM
2. 2026-06-17
   days on market $83,900 Active 7 DOM
3. 2026-06-16
   days on market $83,900 Active 6 DOM
4. 2026-06-15
   days on market $83,900 Active 5 DOM
5. 2026-06-13
   days on market $83,900 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $83,900 Active 2 DOM
7. 2026-06-04
   days on market $84,900 Active 176 DOM
8. 2026-06-03
   days on market $84,900 Active 175 DOM
9. 2026-06-01
   days on market $84,900 Active 173 DOM
10. 2026-05-31
    days on market $84,900 Active 172 DOM
11. 2026-05-07
    price $85,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

12. 2026-05-06
    price $85,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

13. 2026-04-22
    price $88,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

14. 2026-04-22
    price $88,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

15. 2026-03-21
    price $89,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

16. 2026-03-21
    price $89,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

17. 2026-02-22
    price $97,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

18. 2026-02-21
    price $97,900 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

19. 2025-12-10
    listed $99,000 Active 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

20. 2025-12-10
    listed $99,000 Active 420-char remark

    Show marketing remark (420 chars)

    OWNER WANTS THIS SOLD!!! Attention Investors!!! This single-family 4-bedroom, 1 bath is conveniently located with easy access from the I-96 freeway, just steps from Nardin Park. The property is vacant, needs TLC, and has potential for a fix-and-flip. Note the size and low taxes. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

21. 2025-08-22
    historical
22. 2025-08-22
    historical
23. 2025-05-03
    price $105,000
24. 2025-05-03
    price $105,000
25. 2025-04-22
    status Active
26. 2025-04-09
    historical
27. 2025-04-02
    price $109,000
28. 2025-04-01
    price $109,000
29. 2025-02-27
    listed $115,900 Active
30. 2025-02-26
    listed $115,900 Active
31. 2025-02-05
    historical
32. 2025-02-05
    historical
33. 2024-11-04
    listed $119,000 Active
34. 2024-11-04
    listed $119,000 Active
35. 2019-01-28
    soldstatus $271,500
36. 1991-08-02
    soldstatus $10,000

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$144/yr (+$12/mo · 14.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,754
• − Mortgage interest: −$4,700
• − Property taxes: −$1,004
• − Insurance: −$420
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,441
• Taxable income: $5,510
• Est. tax owed @ 24.0%: −$1,322
• After-tax cash flow: $5,210/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+759.0% since first listed

26 events — show timeline

• 2026-05-07 Price Changed $85,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $85,900 REALCOMP
• 2026-04-22 Price Changed $88,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $88,900 REALCOMP
• 2026-03-21 Price Changed $89,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $89,900 REALCOMP
• 2026-02-22 Price Changed $97,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $97,900 REALCOMP
• 2025-12-10 Listed $99,000 REALCOMP
• 2025-12-10 Listed $99,000 MiRealSource-MiMLS
• 2025-08-22 Listing Removed — REALCOMP
• 2025-08-22 Listing Removed — MiRealSource-MiMLS
• 2025-05-03 Price Changed $105,000 MiRealSource-MiMLS
• 2025-05-03 Price Changed $105,000 REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-04-02 Price Changed $109,000 MiRealSource-MiMLS
• 2025-04-01 Price Changed $109,000 REALCOMP
• 2025-02-27 Listed $115,900 REALCOMP
• 2025-02-26 Listed $115,900 MiRealSource-MiMLS
• 2025-02-05 Listing Removed — MiRealSource-MiMLS
• 2025-02-05 Listing Removed — REALCOMP
• 2024-11-04 Listed $119,000 REALCOMP
• 2024-11-04 Listed $119,000 MiRealSource-MiMLS
• 2019-01-28 Sold (Public Records) $271,500 Public Records
• 1991-08-02 Sold (Public Records) $10,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,004 · -53.7% YoY. Source: county tax records.