2505 W Buena Vista St · Detroit, MI 48238

$45,000

4 bd · 2.0 ba · 2,106 sqft · Townhouse public records · 56 Days on market

Built 1925 4,356 sqft lot ↓ 51% since listing

---

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
• 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

Investor Special! Don't miss this opportunity to own a versatile multifamily property with 2 spacious units - one currently leased for immediate rental income and the other vacant, ready for renovation or a new tenant. Ideal for investors or flippers, this property offers excellent upside potential in a growing neighborhood. Conveniently located near Linwood and W Division, you're just minutes from shopping, dining, schools, and major highways. Whether you're looking to expand your rental portfolio or take on your next flip project, this property is priced to sell quickly

Key facts

• Two spacious units
• Near shopping
• Ready for renovation

Tags

• MULTIFAMILY PROPERTY
• TWO SPACIOUS UNITS
• IMMEDIATE RENTAL INCOME
• READY FOR RENOVATION
• GROWING NEIGHBORHOOD
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 10.1% 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: Rents rising fast (+6.1%/yr); 348 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,609/mo this rent would consume 58% of the median local household income ($33k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 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 + 6.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $24k; list at $45k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1925 — 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: 3.58% ✓
• Cap rate: 29.42%
• Cash-on-cash: 82.59%
• DSCR: 4.67
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 86.8%
• Equity multiple: 5.23×
• Total profit: $53,267
• Equity at exit: $6,710

10-year hold

• IRR: 90.7%
• Equity multiple: 12.17×
• Total profit: $140,785
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$236
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $867

Break-even live

Break-even rent $511

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $893	-5% $880	+0% $867	+5% $855	+10% $842
Rent	-10% $740	-5% $804	+0% $867	+5% $931	+10% $994
Rate	-1.0pp $890	-0.5pp $879	base $867	+0.5pp $856	+1.0pp $844

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.14mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	0.45mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.50mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	25d	1	0.64mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.77mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.77mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.77mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	0.80mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.81mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	0.85mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.90mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	16d	1	0.95mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.98mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	1.05mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	23d	1	1.05mi
15537 Normandy St Detroit, MI	3.0	1.0	2626	$1,400	$0.53	44d	1	1.10mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	1.23mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	11d	1	1.33mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	1.41mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	3d	1	1.41mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	1.42mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	1.42mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	11d	1	1.42mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	25d	1	1.46mi

Listing history 20 events

1. 2026-04-24
   status Pending 578-char remark

   Show marketing remark (578 chars)

   Investor Special! Don't miss this opportunity to own a versatile multifamily property with 2 spacious units - one currently leased for immediate rental income and the other vacant, ready for renovation or a new tenant. Ideal for investors or flippers, this property offers excellent upside potential in a growing neighborhood. Conveniently located near Linwood and W Division, you're just minutes from shopping, dining, schools, and major highways. Whether you're looking to expand your rental portfolio or take on your next flip project, this property is priced to sell quickly

2. 2026-04-24
   status Pending

   Show marketing remark (578 chars)

   Investor Special! Don't miss this opportunity to own a versatile multifamily property with 2 spacious units - one currently leased for immediate rental income and the other vacant, ready for renovation or a new tenant. Ideal for investors or flippers, this property offers excellent upside potential in a growing neighborhood. Conveniently located near Linwood and W Division, you're just minutes from shopping, dining, schools, and major highways. Whether you're looking to expand your rental portfolio or take on your next flip project, this property is priced to sell quickly

3. 2026-02-26
   listed $45,000 Active 578-char remark

   Show marketing remark (578 chars)

   Investor Special! Don't miss this opportunity to own a versatile multifamily property with 2 spacious units - one currently leased for immediate rental income and the other vacant, ready for renovation or a new tenant. Ideal for investors or flippers, this property offers excellent upside potential in a growing neighborhood. Conveniently located near Linwood and W Division, you're just minutes from shopping, dining, schools, and major highways. Whether you're looking to expand your rental portfolio or take on your next flip project, this property is priced to sell quickly

4. 2026-02-26
   listed $45,000 Active

   Show marketing remark (578 chars)

   Investor Special! Don't miss this opportunity to own a versatile multifamily property with 2 spacious units - one currently leased for immediate rental income and the other vacant, ready for renovation or a new tenant. Ideal for investors or flippers, this property offers excellent upside potential in a growing neighborhood. Conveniently located near Linwood and W Division, you're just minutes from shopping, dining, schools, and major highways. Whether you're looking to expand your rental portfolio or take on your next flip project, this property is priced to sell quickly

5. 2026-02-19
   historical
6. 2025-12-18
   price $59,000
7. 2025-12-18
   price $59,000
8. 2025-11-06
   listed $69,000 Active
9. 2025-11-06
   listed $69,000 Active
10. 2025-10-21
    historical
11. 2025-07-21
    listed $79,000 Active
12. 2025-07-21
    listed $79,000 Active
13. 2014-06-16
    historical
14. 2014-06-16
    historical
15. 2014-03-07
    listed $2,000
16. 2014-03-07
    listed $2,000
17. 2005-12-27
    soldstatus $24,000
18. 2005-11-28
    historical
19. 2005-10-27
    listed $29,900
20. 2004-12-21
    soldstatus $92,000

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 2/10 Low 6 d/yr ≥97°F today · 13 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: $19,305
• − Mortgage interest: −$2,521
• − Property taxes: −$1,788
• − Insurance: −$225
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$1,309
• Taxable income: $10,374
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $7,917/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

-51.1% since first listed

20 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-02-26 Listed $45,000 REALCOMP
• 2026-02-26 Listed $45,000 MiRealSource-MiMLS
• 2026-02-19 Listing Removed — MiRealSource-MiMLS
• 2025-12-18 Price Changed $59,000 MiRealSource-MiMLS
• 2025-12-18 Price Changed $59,000 REALCOMP
• 2025-11-06 Listed $69,000 REALCOMP
• 2025-11-06 Listed $69,000 MiRealSource-MiMLS
• 2025-10-21 Listing Removed — MiRealSource-MiMLS
• 2025-07-21 Listed $79,000 REALCOMP
• 2025-07-21 Listed $79,000 MiRealSource-MiMLS
• 2014-06-16 Listing Removed — REALCOMP
• 2014-06-16 Listing Removed — MiRealSource-MiMLS
• 2014-03-07 Listed $2,000 REALCOMP
• 2014-03-07 Listed $2,000 MiRealSource-MiMLS
• 2005-12-27 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2005-11-28 Listing Removed — MiRealSource-MiMLS
• 2005-10-27 Listed $29,900 MiRealSource-MiMLS
• 2004-12-21 Sold (Public Records) $92,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,788 · -9.2% YoY. Source: county tax records.