18631 Margareta St · Detroit, MI 48219

$69,000

3 bd · 1.0 ba · 958 sqft · SingleFamily public records · 17 Days on market

Built 1949 4,792 sqft lot $72/sqft · at area comps Est $67k · at est. ↓ 11% since listing

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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 +6.0/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fantastic opportunity in a highly coveted location! This home - featuring 3 bedrooms, 1 bathroom, a kitchen, a living room, a dining room, a basement, and a parking space for one vehicle - boasts a comfortable layout. Don't let this opportunity slip away!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Detached garage (1 car) with side-facing garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One level; Brick exterior
• Construction: Block foundation; Home warranty included
• Exterior features: Paved road access; Lot dimensions approximately 39 x 125 (0.11 acre); Pets not allowed

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Hot water heating; Natural gas fuel; No central cooling
• Interior features: Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 10.0% 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 (+8.0%/yr); 308 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($44k/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 $477 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 + 8.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 2.00% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.11%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $66,736
• List price: $69,000
• Delta: 3.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18631 Margareta St	0.00mi	3/1.0	950 (-1%)	0mo	$62,000	$65	98
18494 Ashton Ave	0.31mi	3/1.0	943 (-2%)	2mo	$95,000	$101	81
18555 Edinborough Rd	0.44mi	3/1.0	950 (-1%)	2mo	$70,000	$74	76
18937 Lindsay St	0.64mi	3/1.0	951 (-1%)	2mo	$59,000	$62	68
19352 Margareta St	0.35mi	3/1.0	1,060 (+11%)	3mo	$105,000	$99	64
19365 Fenmore St	0.60mi	3/1.0	912 (-5%)	1mo	$94,900	$104	63
19455 Avon Ave	0.54mi	3/1.0	1,023 (+7%)	2mo	$72,000	$70	61
17706 Stahelin Ave	0.31mi	3/1.0	818 (-15%)	0mo	$106,000	$130	61
18926 Ashton Ave	0.32mi	3/1.0	1,095 (+14%)	3mo	$125,000	$114	59
17511 Westmoreland Rd	0.72mi	3/2.0	939 (-2%)	1mo	$100,000	$106	58
18217 Archdale St	0.51mi	3/1.0	1,085 (+13%)	0mo	$82,000	$76	54
18418 Heyden St	0.74mi	2/1.0 (-1)	865 (-10%)	3mo	$17,000	$20	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.82×
• Total profit: $35,218
• Equity at exit: $10,288

10-year hold

• IRR: 48.5%
• Equity multiple: 6.92×
• Total profit: $114,281
• Equity at exit: $5,966

Cash invested: $19,320 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 308
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $614

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 51%

Sensitivity live

Price	-10% $661	-5% $637	+0% $614	+5% $590	+10% $566
Rent	-10% $505	-5% $559	+0% $614	+5% $668	+10% $723
Rate	-1.0pp $648	-0.5pp $631	base $614	+0.5pp $596	+1.0pp $578

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.23mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.29mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.30mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.30mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.34mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.41mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.45mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.46mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.57mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.58mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.60mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.73mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.73mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.76mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.78mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.79mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	0.86mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.88mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	0.88mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.90mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.90mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.92mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	0.92mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.92mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.96mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	14d	1	0.97mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	1.02mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	1.04mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	1.09mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	1.14mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	1.18mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.18mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	1.20mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	1.21mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	1.21mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	1.22mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.22mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.27mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	1.30mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	1.32mi

Listing history 15 events

1. 2026-05-12
   price $69,000 257-char remark

   Show marketing remark (257 chars)

   A fantastic opportunity in a highly coveted location! This home - featuring 3 bedrooms, 1 bathroom, a kitchen, a living room, a dining room, a basement, and a parking space for one vehicle - boasts a comfortable layout. Don't let this opportunity slip away!

2. 2026-05-11
   price $69,000 265-char remark
3. 2026-05-04
   listed $75,000 Active 257-char remark

   Show marketing remark (257 chars)

   A fantastic opportunity in a highly coveted location! This home - featuring 3 bedrooms, 1 bathroom, a kitchen, a living room, a dining room, a basement, and a parking space for one vehicle - boasts a comfortable layout. Don't let this opportunity slip away!

4. 2026-05-04
   listed $75,000 Active 265-char remark

   Show marketing remark (257 chars)

   A fantastic opportunity in a highly coveted location! This home - featuring 3 bedrooms, 1 bathroom, a kitchen, a living room, a dining room, a basement, and a parking space for one vehicle - boasts a comfortable layout. Don't let this opportunity slip away!

5. 2026-04-29
   historical
6. 2026-04-29
   historical
7. 2026-04-28
   listed $1,300
8. 2026-04-27
   listed $59,900 Active
9. 2026-04-27
   listed $59,900 Active
10. 2026-03-20
    historical
11. 2026-03-20
    historical
12. 2025-08-02
    listed $85,000 Active
13. 2025-08-02
    listed $85,000 Active
14. 2021-03-15
    soldstatus $78,900
15. 2021-02-10
    soldstatus $69,900

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,564
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,007
• Taxable income: $6,662
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $5,765/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

-11.3% since first listed

20 events — show timeline

• 2026-06-11 Sold (MLS) $62,000 REALCOMP
• 2026-06-11 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2026-05-21 Rental Removed $1,300 REALSOURCE
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-12 Price Changed $69,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $69,000 REALCOMP
• 2026-05-04 Listed $75,000 REALCOMP
• 2026-05-04 Listed $75,000 MiRealSource-MiMLS
• 2026-04-29 Listing Removed — REALCOMP
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-28 Listed for Rent $1,300 REALSOURCE
• 2026-04-27 Listed $59,900 REALCOMP
• 2026-04-27 Listed $59,900 MiRealSource-MiMLS
• 2026-03-20 Listing Removed — MiRealSource-MiMLS
• 2026-03-20 Listing Removed — REALCOMP
• 2025-08-02 Listed $85,000 REALCOMP
• 2025-08-02 Listed $85,000 MiRealSource-MiMLS
• 2021-03-15 Sold (Public Records) $78,900 Public Records
• 2021-02-10 Sold (Public Records) $69,900 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,626 · +97.8% YoY. Source: county tax records.