18605 Orleans St · Detroit, MI 48203

$109,900

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 10 Days on market

Built 1944 4,792 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 +21.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.7/10.0
• 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

Newly renovated 3 Bedroom, 1 Bathroom Home. Detached Garage and Basement for extra storage! Home is tenant occupied, please do not walk property without an appointment.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1944

Property features AI

Finance

• Other: Property listed as residential single-family; Directions: South of 7 Mile and east of Walter; Cross street: 7 Mile and Walter; Subdivision: Cadillac Heights

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Brick/mortar foundation
• Exterior features: Paved road access; Lot roughly 40 x 120 (0.11 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.0% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% 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 $760 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 18y 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 $47k; list at $110k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $51,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17888 Marx St	0.34mi	3/1.0	937 (+1%)	2mo	$34,000	$36	81
19164 Dequindre St	0.33mi	3/1.5	918 (-1%)	8mo	$80,000	$87	74
18128 Fleming St	0.36mi	2/1.0 (-1)	950 (+2%)	1mo	$21,500	$23	73
18877 Fleming St	0.33mi	2/1.0 (-1)	870 (-6%)	3mo	$9,900	$11	67
18134 Dequindre St	0.23mi	3/2.0	993 (+7%)	8mo	$109,999	$111	67
709 E Margaret St	0.57mi	3/1.5	913 (-2%)	6mo	$15,000	$16	64
18042 Russell St	0.34mi	3/1.0	851 (-8%)	9mo	$45,000	$53	63
17439 Lumpkin St	0.62mi	3/1.0	917 (-1%)	10mo	$70,000	$76	61
17569 Orleans St	0.47mi	3/1.0	1,002 (+8%)	6mo	$85,000	$85	60
18547 Anglin St	0.53mi	3/1.0	1,000 (+8%)	6mo	$93,000	$93	58
19666 Dequindre St	0.64mi	3/1.0	993 (+7%)	10mo	$55,000	$55	51
19403 Anglin St	0.73mi	3/1.0	1,000 (+8%)	7mo	$22,500	$23	47

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,647
• Equity at exit: $16,386

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $6,649
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$576
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $158

Break-even live

Break-even rent $1,088

Max offer price $109,900

Occupancy floor 83%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.13mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.18mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.28mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.42mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.64mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.98mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.99mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.00mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.06mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	1.13mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.14mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.14mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.16mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	1.25mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.30mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.32mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $109,900 Active 10 DOM
2. 2026-06-17
   days on market $109,900 Active 9 DOM
3. 2026-06-16
   days on market $109,900 Active 8 DOM
4. 2026-06-15
   days on market $109,900 Active 7 DOM
5. 2026-06-13
   days on market $109,900 Active 5 DOM
6. 2026-06-13
   days on market $109,900 Active 4 DOM
7. 2026-06-08
   remarks 168-char remark

   Show marketing remark (168 chars)

   Newly renovated 3 Bedroom, 1 Bathroom Home. Detached Garage and Basement for extra storage! Home is tenant occupied, please do not walk property without an appointment.

8. 2026-06-08
   listed $109,900 Active 1 DOM

   Show marketing remark (168 chars)

   Newly renovated 3 Bedroom, 1 Bathroom Home. Detached Garage and Basement for extra storage! Home is tenant occupied, please do not walk property without an appointment.

ⓘ 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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 5/10 Major FEMA zone X (unshaded) · 49% 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: $15,455
• − Mortgage interest: −$6,156
• − Property taxes: −$2,845
• − Insurance: −$550
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,197
• Taxable income: $235
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $1,843/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

+399.5% since first listed

32 events — show timeline

• 2026-06-08 Listed $109,900 REALCOMP
• 2026-06-08 Listed $109,900 MiRealSource-MiMLS
• 2023-11-06 Listing Removed — MiRealSource-MiMLS
• 2023-11-06 Listing Removed — REALCOMP
• 2023-10-27 Listed $65,000 REALCOMP
• 2023-10-26 Listed $65,000 MiRealSource-MiMLS
• 2019-02-13 Sold (Public Records) $47,250 Public Records
• 2016-04-21 Listing Removed — REALCOMP
• 2016-04-21 Listing Removed — MiRealSource-MiMLS
• 2016-04-21 Listing Removed — MiRealSource-MiMLS
• 2016-04-16 Listed $3,000 MiRealSource-MiMLS
• 2016-03-15 Price Changed $2,500 MiRealSource-MiMLS
• 2016-03-15 Price Changed $3,000 MiRealSource-MiMLS
• 2016-03-14 Price Changed $3,000 REALCOMP
• 2016-03-14 Price Changed $2,500 REALCOMP
• 2016-02-18 Price Changed $5,800 MiRealSource-MiMLS
• 2016-02-17 Price Changed $5,800 REALCOMP
• 2016-02-04 Relisted — REALCOMP
• 2016-02-01 Listing Removed — REALCOMP
• 2016-01-13 Price Changed $6,900 MiRealSource-MiMLS
• 2016-01-12 Price Changed $6,900 REALCOMP
• 2015-12-09 Listed $8,000 REALCOMP
• 2015-12-09 Listed $8,000 MiRealSource-MiMLS
• 2009-06-11 Listing Removed — REALCOMP
• 2009-06-11 Listing Removed — MiRealSource-MiMLS
• 2009-04-01 Listed $9,900 REALCOMP
• 2009-03-31 Listing Removed — REALCOMP
• 2008-09-26 Listed $12,900 REALCOMP
• 2008-09-26 Listed $9,900 MiRealSource-MiMLS
• 1996-07-03 Sold (Public Records) $37,000 Public Records
• 1996-07-03 Sold (Public Records) $18,200 Public Records
• 1996-07-03 Sold (Public Records) $22,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,845 · +80.0% YoY. Source: county tax records.