21530 W Davison St · Detroit, MI 48223

$49,900

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 55 Days on market

Built 1947 4,792 sqft lot $67/sqft · 109% above area

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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 +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

CHARMING RANCH HOME LOCATED JUST SOUTH OF I-96 AND WEST OF BURT ROAD. THIS CUTE HOME FEATURES MANY UPGRADES (SOME PAINT, NEW FLOORING, UPDATES TO THE BATHROOM AND SOME IN THE KITCHEN)! BRING YOUR FINISHING TOUCHES AND LIVE IN IT AS A STARTER HOME, OR RENT IT OUT! FEATURES INCLUE A 1.5 CAR DETACHED GARAGE, AN INVITING LIVING ROOM, CLEAN KITCHEN, GOOD SIZED BEDROOMS, UPDATED BATH, AND AN UNFINISHED BASEMENT. MUST SEE! TWO HOMES NEXT DOOR ARE ALSO FOR SALE! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• Ranch home
• Unfinished basement
• Detached garage

Tags

• RANCH HOME
• DETACHED GARAGE
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level entry at ground level; One story
• Construction: Block construction; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 120 (0.11 acres)

Interior

• Kitchen: No specific appliances listed
• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling listed
• Interior features: Unfinished basement
• Laundry & utility: Has heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1947 — 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: 2.03% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.16%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $23,861
• List price: $49,900
• Delta: 109.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12937 Trinity St	0.27mi	2/1.0	729 (-2%)	14mo	$15,500	$21	72
14024 Lamphere St	0.49mi	2/1.0	736 (-1%)	16mo	$37,000	$50	62
14437 Dacosta St	0.71mi	2/1.0	707 (-5%)	2mo	$66,995	$95	57
12642 Kentfield St	0.75mi	2/1.0	742 (-0%)	10mo	$40,000	$54	57
14371 Dacosta St	0.66mi	3/1.0 (+1)	755 (+2%)	7mo	$4,200	$6	56
11792 Burt Rd	0.74mi	2/1.0	810 (+9%)	4mo	$27,000	$33	47
14128 Patton St	0.63mi	2/1.0	696 (-6%)	18mo	$11,500	$17	45
13500 Heyden St	0.75mi	2/1.0	850 (+14%)	4mo	$20,000	$24	38

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: 35.4%
• Equity multiple: 2.50×
• Total profit: $20,966
• Equity at exit: $7,440

10-year hold

• IRR: 42.2%
• Equity multiple: 4.99×
• Total profit: $55,709
• Equity at exit: $4,314

Cash invested: $13,972 (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 48223

• Active inventory: 158
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $456

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $490	-5% $473	+0% $456	+5% $439	+10% $421
Rent	-10% $376	-5% $416	+0% $456	+5% $496	+10% $536
Rate	-1.0pp $481	-0.5pp $469	base $456	+0.5pp $443	+1.0pp $430

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.16mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.18mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	0.29mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.96mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.96mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.96mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	44d	1	0.96mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	44d	1	0.96mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.96mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.98mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	0.99mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.99mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.99mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.99mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.99mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.99mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	0.99mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.99mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	0.99mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	0.99mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.99mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	24d	1	0.99mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	44d	1	0.99mi
14108 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.99mi
14104 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.99mi
23646 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$800	$1.07	44d	1	1.01mi
14120 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.01mi
14116 Riverview St Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	1.01mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	1.01mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	1.01mi
14080 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.02mi
23654 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.02mi
14100 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	1.02mi
14076 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.02mi
23642 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$800	$1.07	44d	1	1.02mi
14138 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	1.02mi
23650 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.02mi
23658 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.02mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	44d	1	1.02mi
14004 Riverview St Detroit, MI	1.0	1.0	750	$840	$1.12	44d	1	1.03mi

Listing history 15 events

1. 2026-06-18
   days on market $49,900 Active 55 DOM
2. 2026-06-17
   days on market $49,900 Active 54 DOM
3. 2026-06-15
   days on market $49,900 Active 52 DOM
4. 2026-06-13
   days on market $49,900 Active 50 DOM
5. 2026-06-13
   days on market $49,900 Active 49 DOM
6. 2026-06-09
   days on market $49,900 Active 46 DOM
7. 2026-06-08
   days on market $49,900 Active 45 DOM
8. 2026-06-07
   days on market $49,900 Active 44 DOM
9. 2026-06-04
   days on market $49,900 Active 41 DOM
10. 2026-06-03
    days on market $49,900 Active 40 DOM
11. 2026-06-02
    days on market $49,900 Active 39 DOM
12. 2026-06-01
    days on market $49,900 Active 38 DOM
13. 2026-05-31
    days on market $49,900 Active 37 DOM
14. 2026-04-24
    listed $49,900 Active 656-char remark

    Show marketing remark (656 chars)

    CHARMING RANCH HOME LOCATED JUST SOUTH OF I-96 AND WEST OF BURT ROAD. THIS CUTE HOME FEATURES MANY UPGRADES (SOME PAINT, NEW FLOORING, UPDATES TO THE BATHROOM AND SOME IN THE KITCHEN)! BRING YOUR FINISHING TOUCHES AND LIVE IN IT AS A STARTER HOME, OR RENT IT OUT! FEATURES INCLUE A 1.5 CAR DETACHED GARAGE, AN INVITING LIVING ROOM, CLEAN KITCHEN, GOOD SIZED BEDROOMS, UPDATED BATH, AND AN UNFINISHED BASEMENT. MUST SEE! TWO HOMES NEXT DOOR ARE ALSO FOR SALE! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

15. 2026-04-24
    listed $49,900 Active 656-char remark

    Show marketing remark (656 chars)

    CHARMING RANCH HOME LOCATED JUST SOUTH OF I-96 AND WEST OF BURT ROAD. THIS CUTE HOME FEATURES MANY UPGRADES (SOME PAINT, NEW FLOORING, UPDATES TO THE BATHROOM AND SOME IN THE KITCHEN)! BRING YOUR FINISHING TOUCHES AND LIVE IN IT AS A STARTER HOME, OR RENT IT OUT! FEATURES INCLUE A 1.5 CAR DETACHED GARAGE, AN INVITING LIVING ROOM, CLEAN KITCHEN, GOOD SIZED BEDROOMS, UPDATED BATH, AND AN UNFINISHED BASEMENT. MUST SEE! TWO HOMES NEXT DOOR ARE ALSO FOR SALE! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,163
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,452
• Taxable income: $4,972
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,277/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $49,900 MiRealSource-MiMLS
• 2026-04-24 Listed $49,900 REALCOMP

Property tax history

+11.7%/yr

Latest (2025): $3,449 · +1337.1% YoY. Source: county tax records.