4030 W Davison St · Detroit, MI 48238

$99,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 45 Days on market

Built 1962 3,920 sqft lot $107/sqft · 16% above area Est $153k · 35% under

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Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.9/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 1.5-bath brick ranch featuring fresh updates throughout! This home offers new carpet, new kitchen flooring, and fresh paint, giving it a clean, move-in-ready feel. Updated electrical adds peace of mind. Spacious layout with great natural light and a functional floor plan. Conveniently located near major roads, shopping, and local amenities. Don't miss this solid opportunity!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions 36 x 109.7 (0.09 acres)

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% 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: Rents rising fast (+6.1%/yr); 348 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% of the median local income ($33k/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 $684 of loan paydown is wiped out by about $3k 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 + 6.1% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago 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 $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1962 — 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: 1.20% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 6.9

CMA / ARV

• ARV (median comp): $152,579
• List price: $99,000
• Delta: -35.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13503 Monica St	0.48mi	3/1.0	953 (+3%)	7mo	$47,500	$50	67
2075 Ewald Cir	0.40mi	2/1.0 (-1)	949 (+3%)	19mo	$70,000	$74	56
2081 Ewald Cir	0.39mi	2/1.0 (-1)	957 (+4%)	20mo	$65,000	$68	54
4203 Monterey St	0.62mi	3/1.0	1,000 (+8%)	10mo	$40,000	$40	50
14752 Petoskey Ave	0.69mi	3/1.5	1,029 (+11%)	0mo	$40,000	$39	47

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,343
• Equity at exit: $14,761

10-year hold

• IRR: 11.0%
• Equity multiple: 2.00×
• Total profit: $27,822
• Equity at exit: $8,560

Cash invested: $27,720 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 348
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$519
• Tax from tax record: −$228 /mo · $2,734/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $153

Break-even live

Break-even rent $998

Max offer price $99,000

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $181	+0% $153	+5% $125	+10% $97
Rent	-10% $59	-5% $106	+0% $153	+5% $200	+10% $247
Rate	-1.0pp $203	-0.5pp $178	base $153	+0.5pp $127	+1.0pp $101

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	45d	1	0.03mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	0.03mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	18d	1	0.12mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	0.13mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.16mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	45d	1	0.18mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	0.43mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	0.45mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.51mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	0.59mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	0.59mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	0.60mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.63mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.72mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	0.72mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	45d	1	0.81mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	12d	1	0.83mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.83mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	0.85mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,278	$1.42	0d	1	0.92mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.93mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.05mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	1.09mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	1.10mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	18d	1	1.11mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	1.14mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	5d	1	1.27mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	45d	1	1.27mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	25d	1	1.31mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	45d	1	1.34mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.35mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	45d	1	1.37mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	18d	1	1.42mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $99,000 Active 45 DOM
2. 2026-06-18
   days on market $99,000 Active 42 DOM
3. 2026-06-17
   days on market $99,000 Active 41 DOM
4. 2026-06-15
   days on market $99,000 Active 39 DOM
5. 2026-06-13
   days on market $99,000 Active 37 DOM
6. 2026-06-13
   days on market $99,000 Active 36 DOM
7. 2026-06-09
   days on market $99,000 Active 33 DOM
8. 2026-06-08
   days on market $99,000 Active 32 DOM
9. 2026-06-07
   days on market $99,000 Active 31 DOM
10. 2026-06-04
    days on market $99,000 Active 28 DOM
11. 2026-06-03
    days on market $99,000 Active 27 DOM
12. 2026-06-02
    days on market $99,000 Active 26 DOM
13. 2026-06-01
    days on market $99,000 Active 25 DOM
14. 2026-05-31
    days on market $99,000 Active 24 DOM
15. 2026-05-08
    listed $99,000 Active 404-char remark

    Show marketing remark (404 chars)

    Well-maintained 3-bedroom, 1.5-bath brick ranch featuring fresh updates throughout! This home offers new carpet, new kitchen flooring, and fresh paint, giving it a clean, move-in-ready feel. Updated electrical adds peace of mind. Spacious layout with great natural light and a functional floor plan. Conveniently located near major roads, shopping, and local amenities. Don't miss this solid opportunity!

16. 2026-05-08
    listed $99,000 Active 410-char remark

    Show marketing remark (404 chars)

    Well-maintained 3-bedroom, 1.5-bath brick ranch featuring fresh updates throughout! This home offers new carpet, new kitchen flooring, and fresh paint, giving it a clean, move-in-ready feel. Updated electrical adds peace of mind. Spacious layout with great natural light and a functional floor plan. Conveniently located near major roads, shopping, and local amenities. Don't miss this solid opportunity!

17. 2026-05-01
    historical $99,000 404-char remark

    Show marketing remark (404 chars)

    Well-maintained 3-bedroom, 1.5-bath brick ranch featuring fresh updates throughout! This home offers new carpet, new kitchen flooring, and fresh paint, giving it a clean, move-in-ready feel. Updated electrical adds peace of mind. Spacious layout with great natural light and a functional floor plan. Conveniently located near major roads, shopping, and local amenities. Don't miss this solid opportunity!

18. 2006-07-28
    soldstatus $72,000
19. 2004-10-12
    historical
20. 2004-10-12
    historical
21. 2004-08-25
    listed $64,900
22. 2004-08-25
    listed $64,900
23. 2002-08-29
    historical
24. 2002-05-29
    listed $61,900
25. 2000-11-09
    soldstatus $50,000
26. 1998-12-09
    historical
27. 1998-06-26
    listed $53,500

ⓘ 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: $2,734 · $228/mo
• Projected year-2 tax: $2,734 · $228/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,296
• − Mortgage interest: −$5,546
• − Property taxes: −$2,734
• − Insurance: −$495
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,880
• Taxable income: $354
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,749/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+85.0% since first listed

13 events — show timeline

• 2026-05-08 Listed $99,000 MiRealSource-MiMLS
• 2026-05-08 Listed $99,000 REALCOMP
• 2026-05-01 Coming Soon $99,000 MiRealSource-MiMLS
• 2006-07-28 Sold (Public Records) $72,000 Public Records
• 2004-10-12 Listing Removed — REALCOMP
• 2004-10-12 Listing Removed — MiRealSource-MiMLS
• 2004-08-25 Listed $64,900 REALCOMP
• 2004-08-25 Listed $64,900 MiRealSource-MiMLS
• 2002-08-29 Listing Removed — REALCOMP
• 2002-05-29 Listed $61,900 REALCOMP
• 2000-11-09 Sold (Public Records) $50,000 Public Records
• 1998-12-09 Listing Removed — REALCOMP
• 1998-06-26 Listed $53,500 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $2,734 · +0.8% YoY. Source: county tax records.