1963 25th St · Detroit, MI 48216

$99,500

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 50 Days on market

Built 1900 4,356 sqft lot $123/sqft · 7% above area Est $93k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +4.4/15.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Located in the heart of one of Detroit's hottest zip codes, 48216, 1963 25th Street offers an excellent opportunity for renovation, investment, or future resale. This property is positioned near some of Detroit's most active and recognizable destinations, including Corktown, Michigan Central, the Southwest Greenway, Mexicantown, FC Soccer Stadium, and nearby dining, shopping, and sports entertainment options. With convenient access to major development corridors, local restaurants, sports and entertainment venues, and surrounding neighborhood amenities, this location offers strong appeal for buyers, investors, or anyone looking to restore a home in a well-connected Detroit setting. Bring your vision and explore the potential to rehabilitate this property into a charming residence, rental opportunity, or investment project in one of Detroit's most dynamic areas. Make this 1900 Vintage property a 2026 gem! Currently a 2 bedroom home but can be opened up to a 2nd floor loft to add living space. PLEASE NOTE COMPLETE REHAB PROPERTY, ALL INFORMATION AND MEASUREMENTS ARE APPROXIMATE.

Key facts

• Corktown
• Fc soccer stadium
• Michigan central

Tags

• CORKTOWN
• MICHIGAN CENTRAL
• SOUTHWEST GREENWAY
• MEXICANTOWN
• FC SOCCER STADIUM
• MAJOR DEVELOPMENT CORRIDORS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps
• Construction: Other construction materials
• Exterior features: Paved road access; Lot dimensions approximately 30 x 149 feet; Approximately 0.1 acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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 (+7.3%/yr); 105 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 38% of the median local income ($44k/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 $688 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 + 7.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $100k implies a 1813% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $93,128
• List price: $99,500
• Delta: 6.84%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.71×
• Total profit: $19,672
• Equity at exit: $14,836

10-year hold

• IRR: 28.1%
• Equity multiple: 4.00×
• Total profit: $83,495
• Equity at exit: $8,603

Cash invested: $27,860 (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 48216

• Home prices YoY: -2.3%
• Rents YoY: 7.3%
• Active inventory: 105
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$522
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $462

Break-even live

Break-even rent $820

Max offer price $99,500

Occupancy floor 62%

Sensitivity live

Price	-10% $519	-5% $491	+0% $462	+5% $434	+10% $406
Rent	-10% $351	-5% $407	+0% $462	+5% $518	+10% $574
Rate	-1.0pp $513	-0.5pp $488	base $462	+0.5pp $437	+1.0pp $410

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Vinewood St Unit 2 Detroit, MI	2.0	1.0	893	$775	$0.87	13d	1	0.16mi
1998 Hubbard St Unit 1996 Detroit, MI	1.0	1.0	550	$850	$1.55	15d	1	0.19mi
1516 Vinewood St Detroit, MI	1.0	1.0	646	$1,270	$1.96	5d	4	0.25mi
727 W Grand Blvd Detroit, MI	1.0	1.5–2.0	900	$1,100	$1.22	44d	4	0.38mi
2835 23rd St Unit 2 Detroit, MI	3.0	2.0	1100	$1,450	$1.32	17d	1	0.55mi
2420 Bagley St Detroit, MI	1.0	1.0	685	$2,000	$2.92	0d	1	0.66mi
2072 Wabash St Detroit, MI	1.0	1.0	525	$975	$1.86	3d	2	0.88mi
3309 14th St Detroit, MI	1.0–3.0	1.0–2.5	942	$1,612	$1.71	2d	11	1.04mi
1611 Michigan Ave Detroit, MI	1.0–2.0	1.0–2.5	1487	$4,750	$3.19	0d	7	1.14mi
1620 Michigan Ave Detroit, MI	2.0	1.0–2.0	1052	$3,500	$3.33	2d	1	1.21mi
1324 Porter St Detroit, MI	1.0–2.0	1.0–2.0	1100	$3,750	$3.41	0d	28	1.39mi
3143 Trumbull Unit 301 Detroit, MI	2.0	1.0	1000	$1,650	$1.65	22d	1	1.40mi
4031 Wesson St Apt 109 Detroit, MI	2.0	1.0	1000	$1,190	$1.19	44d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $99,500 Active 50 DOM
2. 2026-06-17
   days on market $99,500 Active 49 DOM
3. 2026-06-15
   days on market $99,500 Active 47 DOM
4. 2026-06-13
   days on market $99,500 Active 45 DOM
5. 2026-06-13
   days on market $99,500 Active 44 DOM
6. 2026-06-09
   days on market $99,500 Active 41 DOM
7. 2026-06-08
   days on market $99,500 Active 40 DOM
8. 2026-06-07
   days on market $99,500 Active 39 DOM
9. 2026-06-04
   days on market $99,500 Active 36 DOM
10. 2026-06-03
    days on market $99,500 Active 35 DOM

    Show marketing remark (1093 chars)

    Located in the heart of one of Detroit's hottest zip codes, 48216, 1963 25th Street offers an excellent opportunity for renovation, investment, or future resale. This property is positioned near some of Detroit's most active and recognizable destinations, including Corktown, Michigan Central, the Southwest Greenway, Mexicantown, FC Soccer Stadium, and nearby dining, shopping, and sports entertainment options. With convenient access to major development corridors, local restaurants, sports and entertainment venues, and surrounding neighborhood amenities, this location offers strong appeal for buyers, investors, or anyone looking to restore a home in a well-connected Detroit setting. Bring your vision and explore the potential to rehabilitate this property into a charming residence, rental opportunity, or investment project in one of Detroit's most dynamic areas. Make this 1900 Vintage property a 2026 gem! Currently a 2 bedroom home but can be opened up to a 2nd floor loft to add living space. PLEASE NOTE COMPLETE REHAB PROPERTY, ALL INFORMATION AND MEASUREMENTS ARE APPROXIMATE.

11. 2026-06-02
    pricedays on market $99,500 Active 34 DOM
12. 2026-06-01
    days on market $130,000 Active 33 DOM
13. 2026-05-31
    days on market $130,000 Active 32 DOM
14. 2026-04-27
    listed $130,000 Active 1093-char remark

    Show marketing remark (1093 chars)

    Located in the heart of one of Detroit's hottest zip codes, 48216, 1963 25th Street offers an excellent opportunity for renovation, investment, or future resale. This property is positioned near some of Detroit's most active and recognizable destinations, including Corktown, Michigan Central, the Southwest Greenway, Mexicantown, FC Soccer Stadium, and nearby dining, shopping, and sports entertainment options. With convenient access to major development corridors, local restaurants, sports and entertainment venues, and surrounding neighborhood amenities, this location offers strong appeal for buyers, investors, or anyone looking to restore a home in a well-connected Detroit setting. Bring your vision and explore the potential to rehabilitate this property into a charming residence, rental opportunity, or investment project in one of Detroit's most dynamic areas. Make this 1900 Vintage property a 2026 gem! Currently a 2 bedroom home but can be opened up to a 2nd floor loft to add living space. PLEASE NOTE COMPLETE REHAB PROPERTY, ALL INFORMATION AND MEASUREMENTS ARE APPROXIMATE.

15. 2026-04-27
    listed $130,000 Active 1114-char remark

    Show marketing remark (1093 chars)

    Located in the heart of one of Detroit's hottest zip codes, 48216, 1963 25th Street offers an excellent opportunity for renovation, investment, or future resale. This property is positioned near some of Detroit's most active and recognizable destinations, including Corktown, Michigan Central, the Southwest Greenway, Mexicantown, FC Soccer Stadium, and nearby dining, shopping, and sports entertainment options. With convenient access to major development corridors, local restaurants, sports and entertainment venues, and surrounding neighborhood amenities, this location offers strong appeal for buyers, investors, or anyone looking to restore a home in a well-connected Detroit setting. Bring your vision and explore the potential to rehabilitate this property into a charming residence, rental opportunity, or investment project in one of Detroit's most dynamic areas. Make this 1900 Vintage property a 2026 gem! Currently a 2 bedroom home but can be opened up to a 2nd floor loft to add living space. PLEASE NOTE COMPLETE REHAB PROPERTY, ALL INFORMATION AND MEASUREMENTS ARE APPROXIMATE.

16. 2025-10-06
    historical
17. 2025-10-06
    historical
18. 2025-09-16
    price $110,000
19. 2025-09-15
    price $110,000
20. 2025-07-25
    listed $125,000 Active
21. 2025-07-25
    listed $125,000 Active
22. 1997-11-10
    soldstatus $5,200

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$259/yr (+$22/mo · 25.5%)

ⓘ 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,865
• − Mortgage interest: −$5,574
• − Property taxes: −$1,015
• − Insurance: −$498
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,895
• Taxable income: $4,186
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $4,545/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): 5,865
• Household income: $44,335
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 431.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 37% White 32% Hispanic / Latino 24% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 15% Arabic 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: ▼ -4.60%
• Current HPI: 194.458
• Rent YoY: ▲ 7.30%
• 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

+1813.5% since first listed

11 events — show timeline

• 2026-06-03 Price Changed $99,500 MiRealSource-MiMLS
• 2026-06-02 Price Changed $99,500 REALCOMP
• 2026-04-27 Listed $130,000 REALCOMP
• 2026-04-27 Listed $130,000 MiRealSource-MiMLS
• 2025-10-06 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Listing Removed — REALCOMP
• 2025-09-16 Price Changed $110,000 MiRealSource-MiMLS
• 2025-09-15 Price Changed $110,000 REALCOMP
• 2025-07-25 Listed $125,000 MiRealSource-MiMLS
• 2025-07-25 Listed $125,000 REALCOMP
• 1997-11-10 Sold (Public Records) $5,200 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,015 · -30.8% YoY. Source: county tax records.