18627 Justine St · Detroit, MI 48234

$85,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 190 Days on market

Built 1944 4,356 sqft lot $88/sqft · 35% above area Est $65k · 30% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

Key facts

• Fresh paint
• Updated kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+6.7%/yr); 226 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 44% of the median local income ($35k/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 $588 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 + 6.7% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1944 — 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. 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: 1.52% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $65,189
• List price: $85,000
• Delta: 30.39%
• 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
19235 Lamont St	0.41mi	2/1.0 (-1)	960 (-1%)	1mo	$40,000	$42	74
19227 Ryan Rd	0.41mi	3/1.0	919 (-5%)	1mo	$38,000	$41	71
19392 Justine St	0.49mi	3/1.0	1,000 (+3%)	3mo	$45,000	$45	69
19155 Ryan Rd	0.36mi	3/1.0	1,068 (+10%)	2mo	$45,000	$42	64
19619 Norwood St	0.73mi	3/1.0	941 (-3%)	2mo	$30,500	$32	60
19451 Conley St	0.62mi	3/1.0	900 (-7%)	3mo	$54,000	$60	57
19672 Justine St	0.63mi	3/1.0	1,050 (+8%)	2mo	$47,500	$45	55
19416 Lamont St	0.56mi	3/1.5	1,065 (+10%)	1mo	$9,000	$8	54
19360 Revere St	0.65mi	3/1.0	1,050 (+8%)	2mo	$78,000	$74	54
18485 Moenart St	0.44mi	3/1.0	834 (-14%)	4mo	$58,500	$70	53
18660 Klinger St	0.50mi	4/2.0 (+1)	880 (-9%)	0mo	$21,000	$24	52
19725 Lamont St	0.71mi	3/1.0	835 (-14%)	4mo	$10,000	$12	41

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.92×
• Total profit: $21,954
• Equity at exit: $12,674

10-year hold

• IRR: 31.9%
• Equity multiple: 4.40×
• Total profit: $80,879
• Equity at exit: $7,349

Cash invested: $23,800 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $482

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $530	-5% $506	+0% $482	+5% $458	+10% $434
Rent	-10% $380	-5% $431	+0% $482	+5% $533	+10% $584
Rate	-1.0pp $525	-0.5pp $504	base $482	+0.5pp $460	+1.0pp $438

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.09mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.45mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	0.48mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.55mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.55mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.62mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	0.64mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	0.65mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.65mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.68mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.69mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.81mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.86mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.97mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.98mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.05mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.17mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.21mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.27mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.29mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	1.30mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.36mi

Listing history 23 events

1. 2026-06-15
   days on market $85,000 Active 190 DOM
2. 2026-06-13
   days on market $85,000 Active 188 DOM
3. 2026-06-13
   days on market $85,000 Active 187 DOM
4. 2026-06-09
   days on market $85,000 Active 184 DOM
5. 2026-06-08
   days on market $85,000 Active 183 DOM
6. 2026-06-07
   days on market $85,000 Active 182 DOM
7. 2026-06-04
   days on market $85,000 Active 179 DOM
8. 2026-06-03
   days on market $85,000 Active 178 DOM
9. 2026-06-01
   days on market $85,000 Active 176 DOM
10. 2026-05-31
    days on market $85,000 Active 175 DOM
11. 2026-05-18
    price $85,000 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

12. 2026-05-18
    price $85,000 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

13. 2026-03-24
    status Active 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

14. 2026-03-24
    status Active 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

15. 2026-03-10
    status Pending 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

16. 2026-03-10
    status Pending 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

17. 2026-01-09
    price $86,000 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

18. 2026-01-09
    price $86,000 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

19. 2025-11-24
    listed $88,000 Active 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

20. 2025-11-23
    listed $88,000 Active 702-char remark

    Show marketing remark (702 chars)

    This property located at 18627 Justine St, Detroit, MI is a single-family residence that offers a unique opportunity to create a comfortable home. The residence contains beautiful hardwood floors, fresh paint, an updated kitchen with plenty of cabinet and counter space and three bedrooms, providing ample space for rest and relaxation. The upper bedroom features plush, comfortable carpet and each room offers the flexibility to be transformed into a personal sanctuary, a functional home office, or a creative studio; There is also addtional space in the basement, which is freshly painted and waiting for your personal touch. Come and see the possibilities that are as boundless as your imagination.

21. 2018-10-17
    soldstatus $45,000
22. 2009-05-21
    historical
23. 2008-08-06
    listed $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: $701 · $58/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$304/yr (+$25/mo · 43.4%)

ⓘ 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: $15,522
• − Mortgage interest: −$4,761
• − Property taxes: −$701
• − Insurance: −$425
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,473
• Taxable income: $4,678
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,664/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+750.0% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $85,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $85,000 REALCOMP
• 2026-03-24 Relisted — MiRealSource-MiMLS
• 2026-03-24 Relisted — REALCOMP
• 2026-03-10 Pending — MiRealSource-MiMLS
• 2026-03-10 Pending — REALCOMP
• 2026-01-09 Price Changed $86,000 MiRealSource-MiMLS
• 2026-01-09 Price Changed $86,000 REALCOMP
• 2025-11-24 Listed $88,000 REALCOMP
• 2025-11-23 Listed $88,000 MiRealSource-MiMLS
• 2018-10-17 Sold (Public Records) $45,000 Public Records
• 2009-05-21 Listing Removed — REALCOMP
• 2008-08-06 Listed $10,000 REALCOMP

Property tax history

-2.3%/yr

Latest (2025): $701 · -53.2% YoY. Source: county tax records.