11336 Nardin Park · Detroit, MI 48204-1470

$79,000

None bd · 2.0 ba · 2,110 sqft · Townhouse public records · 16 Days on market

Built 1916 4,791 sqft lot Est $78k · at est.

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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
• ARV discount +6.9/15.0
• Appreciation +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

Listing remarks MLS

Nice Investment property. 3 bedrooms upstairs and 2 downstairs Call Listings Agent for more info 313 685-7208

Key facts

• 4,791 sq ft lot
• Built 1916
• Listed 16 days

Property features AI

Finance

• HOA & community: Landlord/association responsible for electric and water/sewer

Exterior

• Utilities: Landlord/association pays electric; Landlord/association pays water and sewer; Road access: City/County
• Home design: Multi-family property; Built in 1916
• Construction: Basement foundation
• Exterior features: Brick and vinyl siding exterior; Sidewalks

Interior

• Bedrooms: Two-unit property (multi-family) — unit breakdown not provided
• Heating & cooling: Wall heat
• Interior features: Basement (other type)

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath townhouse listed at $79k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

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: 1 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 11 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 $23k; list at $79k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 5.2

CMA / ARV

• ARV (median comp): $77,940
• List price: $79,000
• Delta: 1.36%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.49×
• Total profit: $33,007
• Equity at exit: $35,522

10-year hold

• IRR: 27.0%
• Equity multiple: 4.83×
• Total profit: $84,780
• Equity at exit: $54,743

Cash invested: $22,120 (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 48204-1470

• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$414
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $368

Break-even live

Break-even rent $791

Max offer price $79,000

Occupancy floor 66%

Sensitivity live

Price	-10% $412	-5% $390	+0% $368	+5% $345	+10% $323
Rent	-10% $269	-5% $318	+0% $368	+5% $417	+10% $467
Rate	-1.0pp $408	-0.5pp $388	base $368	+0.5pp $347	+1.0pp $326

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	25d	1	0.48mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.62mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.80mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.80mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.80mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.97mi
4046 Tyler St Detroit, MI	2.0	1.0	2378	$1,050	$0.44	13d	1	0.99mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	1.03mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.04mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	1.05mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.06mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	1.11mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.37mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	1.45mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.47mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.49mi

Listing history 41 events

1. 2026-06-19
   listing id $79,000 Active 16 DOM

   Show marketing remark (110 chars)

   Nice Investment property. 3 bedrooms upstairs and 2 downstairs Call Listings Agent for more info 313 685-7208

2. 2026-06-18
   days on market $79,000 Active 16 DOM

   Show marketing remark (110 chars)

   Nice Investment property. 3 bedrooms upstairs and 2 downstairs Call Listings Agent for more info 313 685-7208

3. 2026-06-17
   days on market $79,000 Active 15 DOM
4. 2026-06-16
   days on market $79,000 Active 14 DOM
5. 2026-06-15
   days on market $79,000 Active 13 DOM
6. 2026-06-13
   days on market $79,000 Active 11 DOM
7. 2026-06-13
   days on market $79,000 Active 10 DOM
8. 2026-06-09
   days on market $79,000 Active 7 DOM
9. 2026-06-08
   days on market $79,000 Active 6 DOM
10. 2026-06-07
    days on market $79,000 Active 5 DOM
11. 2026-06-04
    days on market $79,000 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $79,000 Active 1 DOM

    Show marketing remark (110 chars)

    Nice Investment property. 3 bedrooms upstairs and 2 downstairs Call Listings Agent for more info 313 685-7208

13. 2026-06-01
    days on market $79,000 Active 387 DOM
14. 2026-05-31
    days on market $79,000 Active 386 DOM
15. 2026-01-30
    price $79,000 203-char remark
16. 2026-01-30
    price $79,000 203-char remark
17. 2026-01-23
    status Active 203-char remark
18. 2026-01-23
    status Active 203-char remark
19. 2026-01-13
    status Pending 203-char remark
20. 2026-01-13
    status Pending 203-char remark
21. 2025-10-29
    price $69,000 203-char remark
22. 2025-10-29
    status Active 203-char remark
23. 2025-10-29
    status Active 203-char remark
24. 2025-10-29
    price $69,000 203-char remark
25. 2025-10-08
    status Pending 203-char remark
26. 2025-10-08
    status Pending 203-char remark
27. 2025-09-13
    price $59,999 203-char remark
28. 2025-09-13
    price $69,000 203-char remark
29. 2025-09-12
    price $59,999 203-char remark
30. 2025-09-12
    price $69,000 203-char remark
31. 2025-07-25
    price $74,900 203-char remark
32. 2025-07-24
    price $74,900 203-char remark
33. 2025-04-29
    price $79,900 203-char remark
34. 2025-04-29
    status Active 203-char remark
35. 2025-04-29
    status Active 203-char remark
36. 2025-04-29
    price $79,900 203-char remark
37. 2025-04-24
    status Pending 203-char remark
38. 2025-04-24
    status Pending 203-char remark
39. 2025-04-06
    listed $80,000 Active 203-char remark
40. 2025-04-06
    listed $80,000 Active 203-char remark
41. 2000-01-11
    soldstatus $23,000

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/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 · 14 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: $15,076
• − Mortgage interest: −$4,425
• − Property taxes: −$2,131
• − Insurance: −$395
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,298
• Taxable income: $3,415
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $3,594/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+243.5% since first listed

33 events — show timeline

• 2026-06-19 Relisted — REALCOMP
• 2026-06-18 Listing Removed — REALCOMP
• 2026-06-02 Listed $79,000 MiRealSource-MiMLS
• 2026-06-02 Listed $79,000 REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-30 Price Changed $79,000 MiRealSource-MiMLS
• 2026-01-30 Price Changed $79,000 REALCOMP
• 2026-01-23 Relisted — MiRealSource-MiMLS
• 2026-01-23 Relisted — REALCOMP
• 2026-01-13 Pending — REALCOMP
• 2026-01-13 Pending — MiRealSource-MiMLS
• 2026-01-13 Listing Removed — REALCOMP
• 2025-10-29 Price Changed $69,000 MiRealSource-MiMLS
• 2025-10-29 Relisted — REALCOMP
• 2025-10-29 Relisted — MiRealSource-MiMLS
• 2025-10-29 Price Changed $69,000 REALCOMP
• 2025-10-08 Pending — MiRealSource-MiMLS
• 2025-10-08 Pending — REALCOMP
• 2025-09-13 Price Changed $59,999 MiRealSource-MiMLS
• 2025-09-13 Price Changed $69,000 MiRealSource-MiMLS
• 2025-09-12 Price Changed $59,999 REALCOMP
• 2025-09-12 Price Changed $69,000 REALCOMP
• 2025-07-25 Price Changed $74,900 MiRealSource-MiMLS
• 2025-07-24 Price Changed $74,900 REALCOMP
• 2025-04-29 Price Changed $79,900 MiRealSource-MiMLS
• 2025-04-29 Relisted — MiRealSource-MiMLS
• 2025-04-29 Relisted — REALCOMP
• 2025-04-29 Price Changed $79,900 REALCOMP
• 2025-04-24 Pending — REALCOMP
• 2025-04-24 Pending — MiRealSource-MiMLS
• 2025-04-06 Listed $80,000 REALCOMP
• 2025-04-06 Listed $80,000 MiRealSource-MiMLS
• 2000-01-11 Sold (Public Records) $23,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,131 · +16.0% YoY. Source: county tax records.