2999 Northwestern St · Detroit, MI 48206

$65,000

2 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 1 Days on market

Built 1914 4,356 sqft lot Est $56k · 16% over

---

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 +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2999 & 2991 Northwestern St present an exciting opportunity for investors, renovators, or owner-occupants looking to add value in Detroit's growing 48206 area. 2999 Northwestern features a 2-bedroom home with potential attic expansion for a possible 3rd bedroom, additional living space, or home office. Whether you're looking for your next rehab project, rental investment, or long-term hold, the possibilities here are substantial. An added bonus is 2991 Northwestern, an additional lot included in the sale, offering extra space for expansion, parking, outdoor living, or future development opportunities. This package provides flexibility and added value in an area continuing to see revitalization and investment. Conveniently located near major freeways, downtown Detroit, Midtown, New Center, shopping, dining, and public transportation, this property is positioned near many of Detroit's growing redevelopment corridors.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1914

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Detached 2-car garage
• Home design: Single-family residence; Residential property; Built in 1914
• Construction: Aluminum siding and brick exterior
• Exterior features: Public water; 0.1-acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Hot water heating; Radiant heating
• Interior features: 6 total rooms; Fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.4% 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: Rents rising fast (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $449 of loan paydown is wiped out by about $2k 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 + 5.2% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1914 — 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: 2.05% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.52%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $56,211
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3011 Virginia Park St	0.33mi	3/1.5 (+1)	1,360 (-1%)	2mo	$35,000	$26	75
3005 Lothrop St	0.06mi	3/1.0 (+1)	1,200 (-12%)	2mo	$48,900	$41	69
3283 Northwestern St	0.14mi	3/1.0 (+1)	1,259 (-8%)	7mo	$55,000	$44	69
3286 Columbus St	0.24mi	3/1.0 (+1)	1,272 (-7%)	6mo	$13,600	$11	67
2921 W Euclid St	0.40mi	3/2.0 (+1)	1,339 (-2%)	2mo	$20,000	$15	67
3232 Montgomery Ave	0.26mi	3/2.5 (+1)	1,494 (+9%)	2mo	$166,000	$111	60
5962 Stanton St	0.62mi	3/1.5 (+1)	1,344 (-2%)	1mo	$55,000	$41	60
6410 Scotten St	0.68mi	3/1.0 (+1)	1,354 (-1%)	3mo	$47,000	$35	59
4497 Vancouver St	0.69mi	3/1.5 (+1)	1,412 (+3%)	1mo	$150,000	$106	55
6154 16th St	0.53mi	3/2.5 (+1)	1,464 (+7%)	4mo	$365,000	$249	50
3532 Moore Pl Pl	0.55mi	3/1.5 (+1)	1,181 (-14%)	1mo	$12,000	$10	43
2713 Carter St	0.63mi	3/1.0 (+1)	1,568 (+14%)	8mo	$70,000	$45	36

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.69×
• Total profit: $30,672
• Equity at exit: $9,692

10-year hold

• IRR: 45.9%
• Equity multiple: 5.88×
• Total profit: $88,872
• Equity at exit: $5,620

Cash invested: $18,200 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$341
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $599

Break-even live

Break-even rent $572

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $636	-5% $618	+0% $599	+5% $581	+10% $563
Rent	-10% $494	-5% $547	+0% $599	+5% $652	+10% $704
Rate	-1.0pp $632	-0.5pp $616	base $599	+0.5pp $583	+1.0pp $565

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Lothrop Detroit, MI	2.0	1.0	1800	$1,300	$0.72	3d	1	0.02mi
4016 Hogarth St Unit 4018 Hogarth Lower Detroit, MI	2.0	1.0	1200	$1,100	$0.92	4d	1	0.38mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	0.47mi
6077 Linwood St Detroit, MI	2.0	1.0	1200	$2,000	$1.67	44d	1	0.50mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	44d	1	0.55mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	0.56mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.56mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.56mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	17d	1	0.63mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	2d	1	0.63mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.65mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.65mi
4566 Seebaldt St Detroit, MI	2.0	1.0	1200	$1,250	$1.04	22d	1	0.70mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	0.70mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.71mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.72mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	44d	1	0.81mi
1800 W Bethune St Unit 1228665P Detroit, MI	2.0	1.0	904	$3,135	$3.47	44d	1	0.86mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	17d	1	0.87mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	0.88mi
7340 Churchill St Unit 2 Detroit, MI	2.0	1.0	1046	$1,100	$1.05	24d	1	0.89mi
6183 Hecla St Detroit, MI	3.0	1.0	1100	$1,700	$1.55	24d	1	0.90mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.91mi
6307 Woodrow St Detroit, MI	2.0	1.0	1000	$750	$0.75	44d	1	0.93mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	0.93mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	0.95mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	44d	1	0.95mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	24d	1	0.97mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	0.98mi
1565 W Grand Blvd Unit 1 Detroit, MI	2.0	1.0	910	$700	$0.77	22d	1	1.02mi
1565 W Grand Blvd Unit 1 Detroit, MI	2.0	1.0	910	$700	$0.77	24d	1	1.02mi
4426 McGraw Ave Unit 1 Detroit, MI	3.0	1.0	1400	$1,200	$0.86	44d	1	1.07mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	1.07mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	5d	1	1.09mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	13d	1	1.09mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	44d	1	1.09mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	3d	1	1.10mi
1400 Seward Ave Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	1.10mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	1.10mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	1.13mi

Listing history 2 events

1. 2026-06-15
   remarks 695-char remark

   Show marketing remark (934 chars)

   2999 & 2991 Northwestern St present an exciting opportunity for investors, renovators, or owner-occupants looking to add value in Detroit's growing 48206 area. 2999 Northwestern features a 2-bedroom home with potential attic expansion for a possible 3rd bedroom, additional living space, or home office. Whether you're looking for your next rehab project, rental investment, or long-term hold, the possibilities here are substantial. An added bonus is 2991 Northwestern, an additional lot included in the sale, offering extra space for expansion, parking, outdoor living, or future development opportunities. This package provides flexibility and added value in an area continuing to see revitalization and investment. Conveniently located near major freeways, downtown Detroit, Midtown, New Center, shopping, dining, and public transportation, this property is positioned near many of Detroit's growing redevelopment corridors.

2. 2026-06-15
   listed $65,000 Pending 1 DOM

   Show marketing remark (934 chars)

   2999 & 2991 Northwestern St present an exciting opportunity for investors, renovators, or owner-occupants looking to add value in Detroit's growing 48206 area. 2999 Northwestern features a 2-bedroom home with potential attic expansion for a possible 3rd bedroom, additional living space, or home office. Whether you're looking for your next rehab project, rental investment, or long-term hold, the possibilities here are substantial. An added bonus is 2991 Northwestern, an additional lot included in the sale, offering extra space for expansion, parking, outdoor living, or future development opportunities. This package provides flexibility and added value in an area continuing to see revitalization and investment. Conveniently located near major freeways, downtown Detroit, Midtown, New Center, shopping, dining, and public transportation, this property is positioned near many of Detroit's growing redevelopment corridors.

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 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: $15,969
• − Mortgage interest: −$3,641
• − Property taxes: −$1,008
• − Insurance: −$325
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$1,891
• Taxable income: $6,549
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,620/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

6 events — show timeline

• 2026-06-15 Pending — SW Michigan MLS
• 2026-06-15 Coming Soon $65,000 SW Michigan MLS
• 2026-06-15 Listing Removed — MiRealSource-MiMLS
• 2026-06-15 Listing Removed — REALCOMP
• 2026-06-12 Listed $65,000 MiRealSource-MiMLS
• 2026-06-12 Listed $65,000 REALCOMP

Property tax history

+6.6%/yr

Latest (2025): $1,008 · +1.2% YoY. Source: county tax records.