1958 Louise St · Detroit, MI 48203

$99,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 16 Days on market

Built 1923 3,485 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated 3-bedroom, 1-bath bungalow offers the perfect blend of classic charm and modern updates. 1 bedroom and finished basement just added to this home. Located on a quiet street in Detroit, this home features an inviting front porch - ideal for relaxing and enjoying the neighborhood year-round. Inside, you'll find a bright, open layout with fresh paint, new flooring, and a stylishly updated kitchen with contemporary finishes. The bathroom has been fully remodeled with sleek fixtures and tilework. Perfect for first-time buyers or those looking to downsize, this move-in-ready home is just minutes from local shops, schools, and parks. This home is being monitored by cameras. Appliances negotiable. * * * Buyer to verify all measurements and square footage. All taxes must be verified by the buyer and agent. * * * BATVAI

Key facts

• Bright open layout
• Inviting front porch
• Finished basement

Tags

• RENOVATED BUNGALOW
• FINISHED BASEMENT
• INVITING FRONT PORCH
• BRIGHT OPEN LAYOUT
• UPDATED KITCHEN
• FULLY REMODELED BATHROOM

Property features AI

Exterior

• Parking: No garage
• Security: Closed-circuit camera(s); Pets allowed
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Covered porch; Paved road access; Lot approximately 0.08 acres (30 x 112 x 30 x 112)

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 total rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Living room electric fireplace; Unfinished basement
• Laundry & utility: Has heating system

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 $360 ($4k/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: $98k (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: 216 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($38k/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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 15y 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 $2k; list at $99k implies a 5724% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 1.25% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $30,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1952 Louise St	0.01mi	3/1.0	882 (+8%)	2mo	$33,000	$37	85
1983 Brighton St	0.15mi	3/1.0	921 (+13%)	5mo	$40,000	$43	68
15721 Log Cabin St	0.31mi	2/1.0 (-1)	844 (+3%)	11mo	$23,000	$27	66
15893 Alden St	0.60mi	2/1.5 (-1)	836 (+2%)	1mo	$24,000	$29	60
1931 Pilgrim St	0.32mi	3/1.0	931 (+14%)	13mo	$65,000	$70	51
124 Geneva St	0.59mi	3/1.0	936 (+15%)	12mo	$8,000	$9	38
15865 Princeton St	0.52mi	2/1.0 (-1)	714 (-12%)	16mo	$59,000	$83	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,894
• Equity at exit: $14,761

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $35,480
• 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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$519
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $360

Break-even live

Break-even rent $785

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $416	-5% $388	+0% $360	+5% $332	+10% $304
Rent	-10% $262	-5% $311	+0% $360	+5% $409	+10% $458
Rate	-1.0pp $410	-0.5pp $386	base $360	+0.5pp $335	+1.0pp $309

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	17d	1	0.38mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	20d	1	0.45mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	44d	1	0.45mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	44d	1	0.49mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	25d	1	0.53mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	17d	1	0.56mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	44d	3	0.66mi
931 Covington Dr Unit 202 Highland Park, MI	2.0	2.0	550	$1,400	$2.55	44d	1	0.66mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.73mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	2d	1	0.73mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	44d	1	1.11mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	44d	1	1.13mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	11d	1	1.14mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	44d	1	1.26mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	1.26mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.31mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	25d	1	1.31mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.31mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.35mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	1.35mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.35mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	44d	1	1.37mi
127 W Buena Vista St Unit 129 Highland Park, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.42mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	1.44mi

Listing history 12 events

1. 2026-06-18
   days on market $99,000 Active 16 DOM
2. 2026-06-17
   days on market $99,000 Active 15 DOM
3. 2026-06-16
   days on market $99,000 Active 14 DOM
4. 2026-06-15
   days on market $99,000 Active 13 DOM
5. 2026-06-13
   days on market $99,000 Active 11 DOM
6. 2026-06-13
   days on market $99,000 Active 10 DOM
7. 2026-06-09
   days on market $99,000 Active 7 DOM
8. 2026-06-08
   days on market $99,000 Active 6 DOM
9. 2026-06-07
   days on market $99,000 Active 5 DOM
10. 2026-06-04
    days on market $99,000 Active 2 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $99,000 Active 1 DOM

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$404/yr (+$34/mo · 56.5%)

ⓘ 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 · 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: $14,894
• − Mortgage interest: −$5,546
• − Property taxes: −$716
• − Insurance: −$495
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,880
• Taxable income: $2,875
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,635/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+2811.8% since first listed

32 events — show timeline

• 2026-06-02 Listed $99,000 REALCOMP
• 2026-06-02 Listed $99,000 MiRealSource-MiMLS
• 2025-12-18 Listing Removed — REALCOMP
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-17 Relisted — REALCOMP
• 2025-11-19 Contingent — MiRealSource-MiMLS
• 2025-11-19 Contingent — REALCOMP
• 2025-10-21 Listed $85,000 REALCOMP
• 2025-10-21 Listed $85,000 MiRealSource-MiMLS
• 2025-09-19 Listing Removed — MiRealSource-MiMLS
• 2025-09-19 Listing Removed — REALCOMP
• 2025-09-03 Relisted — MiRealSource-MiMLS
• 2025-09-03 Relisted — REALCOMP
• 2025-07-18 Contingent — MiRealSource-MiMLS
• 2025-07-18 Contingent — REALCOMP
• 2025-06-20 Price Changed $75,000 MiRealSource-MiMLS
• 2025-06-19 Price Changed $75,000 REALCOMP
• 2025-06-12 Listed $85,000 REALCOMP
• 2025-06-12 Listed $85,000 MiRealSource-MiMLS
• 2012-08-23 Sold (MLS) $1,700 REALCOMP
• 2012-08-23 Sold (MLS) $1,700 MiRealSource-MiMLS
• 2012-07-03 Listing Removed — MiRealSource-MiMLS
• 2012-05-21 Listed $1,700 MiRealSource-MiMLS
• 2012-05-20 Listed $1,700 REALCOMP
• 2012-04-17 Listing Removed — MiRealSource-MiMLS
• 2012-04-17 Listing Removed — REALCOMP
• 2012-01-03 Listed $1,700 MiRealSource-MiMLS
• 2012-01-03 Listed $1,700 REALCOMP
• 2011-12-30 Listing Removed — REALCOMP
• 2011-12-30 Listing Removed — MiRealSource-MiMLS
• 2011-09-30 Listed $3,400 REALCOMP
• 2011-09-30 Listed $3,400 MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $716 · +0.0% YoY. Source: county tax records.