3095 17th St · Detroit, MI 48216

$14,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 162 Days on market

Built 1910 871 sqft lot $11/sqft · 90% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great opportunity for experienced investor. This townhouse style home is zoned R2 and located in Detroit's North Corktown. Sale includes three townhouse units 2511 Ash, 2515 Ash and 3095 17th St. Totaling $50 for the bundle. This property needs full rehab. Buyer must submit a proposal to purchase. This property needs full rehab. Buyer must submit a proposal to purchase. This should include detailed plans for rehab & financing plan with Proof Of Funds or Pre- Approval letter, or a new construction loan. The Tax Capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights & may require a payment in lieu of taxes to approve such requests. The payment will be determined upon reviewing the development financing. BATVAI Please see attached documents for DLBA requirements. Proposal should be submitted through google doc application. Use the link in the attachments.

Key facts

• Built 1910
• Listed 162 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 159.6% 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 (+7.3%/yr); 105 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,380/mo this rent would consume 64% of the median local household income ($44k/yr) (locally 431% 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 $97 of loan paydown is wiped out by about $420 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 + 7.3% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 17.00% ✓
• Cap rate: 159.64%
• Cash-on-cash: 547.65%
• DSCR: 25.37
• GRM: 0.5

CMA / ARV

• ARV (median comp): $143,264
• List price: $14,000
• Delta: -90.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2826 16th St	0.20mi	3/2.0	1,292 (+2%)	2mo	$217,035	$168	82
3364 Tillman St	0.42mi	3/1.5	1,260 (-0%)	7mo	$115,000	$91	72
1539 Sycamore St	0.61mi	2/1.5 (-1)	1,244 (-2%)	8mo	$450,000	$362	56
2848 Williams St	0.37mi	3/1.0	1,351 (+7%)	19mo	$60,000	$44	55
3085 Tillman St	0.43mi	3/2.0	1,132 (-10%)	18mo	$40,000	$35	43
712 W Grand Blvd	0.73mi	3/1.0	1,378 (+9%)	13mo	$159,000	$115	40
3722 Tillman St	0.49mi	4/1.0 (+1)	1,150 (-9%)	22mo	$85,000	$74	39
3024 25th St	0.58mi	2/1.5 (-1)	1,440 (+14%)	12mo	$228,500	$159	33

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 · 7.3% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 32.24×
• Total profit: $122,447
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 77.95×
• Total profit: $301,644
• Equity at exit: $1,210

Cash invested: $3,920 (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 48216

• Home prices YoY: -2.3%
• Rents YoY: 7.3%
• Active inventory: 105
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$73
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,789

Break-even live

Break-even rent $115

Max offer price $14,000

Occupancy floor 20%

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 14th St Detroit, MI	1.0–3.0	1.0–2.5	942	$2,230	$2.37	2d	11	0.17mi
2835 23rd St Unit 2 Detroit, MI	3.0	2.0	1100	$1,450	$1.32	17d	1	0.50mi
3998 15th St Unit 1 Detroit, MI	2.0	1.0	1200	$1,300	$1.08	44d	1	0.50mi
2732 Harrison St Detroit, MI	2.0	2.5	1320	$2,750	$2.08	44d	1	0.52mi
2223 Wabash St Detroit, MI	2.0	2.0	1300	$2,800	$2.15	13d	1	0.59mi
3143 Trumbull Unit 301 Detroit, MI	2.0	1.0	1000	$1,650	$1.65	22d	1	0.62mi
3984 Commonwealth St Unit B Detroit, MI	3.0	2.0	1100	$2,400	$2.18	24d	1	0.73mi
4619 16th St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	3d	1	0.75mi
1611 Michigan Ave Detroit, MI	1.0–2.0	1.0–2.5	1487	$4,750	$3.19	2d	8	0.81mi
1620 Michigan Ave Detroit, MI	2.0	1.0–2.0	1052	$3,500	$3.33	2d	1	0.83mi
1640 Bagley St #13 Detroit, MI	2.0	2.5	1400	$4,250	$3.04	44d	1	0.93mi
1729 Vinewood St Unit 2 Detroit, MI	2.0	1.0	893	$775	$0.87	13d	1	1.05mi
944 W Alexandrine St Unit 1 Detroit, MI	3.0	1.0	1100	$1,950	$1.77	44d	1	1.07mi
701 W Canfield St Unit 1 Detroit, MI	2.0	1.5	1144	$3,250	$2.84	44d	1	1.24mi
701 W Canfield St Unit 4 Detroit, MI	2.0	1.5	1094	$3,000	$2.74	44d	1	1.24mi
677 W Canfield St Detroit, MI	2.0	1.5	1200	$2,750	$2.29	17d	1	1.26mi
640 W Willis St Detroit, MI	1.0–2.0	1.0	1037	$1,750	$1.69	5d	10	1.27mi
669 W Canfield St Unit 2 Detroit, MI	2.0	2.0	1500	$2,400	$1.60	44d	1	1.27mi
1493 W Grand Blvd Detroit, MI	2.0	1.0	1250	$1,145	$0.92	44d	1	1.36mi
4709 2nd Ave Detroit, MI	1.0–2.0	1.0	672	$1,350	$2.01	2d	2	1.41mi
3439 Woodward Ave Detroit, MI	2.0	1.0–2.0	901	$3,400	$3.77	2d	5	1.46mi
1565 W Grand Blvd Unit 1 Detroit, MI	2.0	1.0	910	$700	$0.77	22d	1	1.47mi
1565 W Grand Blvd Unit 1 Detroit, MI	2.0	1.0	910	$700	$0.77	24d	1	1.47mi

Listing history 36 events

1. 2026-06-18
   days on market $14,000 Active 162 DOM
2. 2026-06-17
   days on market $14,000 Active 161 DOM
3. 2026-06-15
   days on market $14,000 Active 159 DOM
4. 2026-06-13
   days on market $14,000 Active 157 DOM
5. 2026-06-13
   days on market $14,000 Active 156 DOM
6. 2026-06-09
   days on market $14,000 Active 153 DOM
7. 2026-06-08
   days on market $14,000 Active 152 DOM
8. 2026-06-07
   days on market $14,000 Active 151 DOM
9. 2026-06-04
   days on market $14,000 Active 148 DOM
10. 2026-06-03
    days on market $14,000 Active 147 DOM
11. 2026-06-01
    days on market $14,000 Active 145 DOM
12. 2026-05-31
    days on market $14,000 Active 144 DOM
13. 2026-04-15
    price $14,000 982-char remark

    Show marketing remark (982 chars)

    Great opportunity for experienced investor. This townhouse style home is zoned R2 and located in Detroit's North Corktown. Sale includes three townhouse units 2511 Ash, 2515 Ash and 3095 17th St. Totaling $50 for the bundle. This property needs full rehab. Buyer must submit a proposal to purchase. This property needs full rehab. Buyer must submit a proposal to purchase. This should include detailed plans for rehab & financing plan with Proof Of Funds or Pre- Approval letter, or a new construction loan. The Tax Capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights & may require a payment in lieu of taxes to approve such requests. The payment will be determined upon reviewing the development financing. BATVAI Please see attached documents for DLBA requirements. Proposal should be submitted through google doc application. Use the link in the attachments.

14. 2026-04-14
    price $14,000 982-char remark

    Show marketing remark (982 chars)

    Great opportunity for experienced investor. This townhouse style home is zoned R2 and located in Detroit's North Corktown. Sale includes three townhouse units 2511 Ash, 2515 Ash and 3095 17th St. Totaling $50 for the bundle. This property needs full rehab. Buyer must submit a proposal to purchase. This property needs full rehab. Buyer must submit a proposal to purchase. This should include detailed plans for rehab & financing plan with Proof Of Funds or Pre- Approval letter, or a new construction loan. The Tax Capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights & may require a payment in lieu of taxes to approve such requests. The payment will be determined upon reviewing the development financing. BATVAI Please see attached documents for DLBA requirements. Proposal should be submitted through google doc application. Use the link in the attachments.

15. 2026-01-07
    listed $12,500 Active 982-char remark

    Show marketing remark (982 chars)

    Great opportunity for experienced investor. This townhouse style home is zoned R2 and located in Detroit's North Corktown. Sale includes three townhouse units 2511 Ash, 2515 Ash and 3095 17th St. Totaling $50 for the bundle. This property needs full rehab. Buyer must submit a proposal to purchase. This property needs full rehab. Buyer must submit a proposal to purchase. This should include detailed plans for rehab & financing plan with Proof Of Funds or Pre- Approval letter, or a new construction loan. The Tax Capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights & may require a payment in lieu of taxes to approve such requests. The payment will be determined upon reviewing the development financing. BATVAI Please see attached documents for DLBA requirements. Proposal should be submitted through google doc application. Use the link in the attachments.

16. 2026-01-07
    listed $12,500 Active 982-char remark

    Show marketing remark (982 chars)

    Great opportunity for experienced investor. This townhouse style home is zoned R2 and located in Detroit's North Corktown. Sale includes three townhouse units 2511 Ash, 2515 Ash and 3095 17th St. Totaling $50 for the bundle. This property needs full rehab. Buyer must submit a proposal to purchase. This property needs full rehab. Buyer must submit a proposal to purchase. This should include detailed plans for rehab & financing plan with Proof Of Funds or Pre- Approval letter, or a new construction loan. The Tax Capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights & may require a payment in lieu of taxes to approve such requests. The payment will be determined upon reviewing the development financing. BATVAI Please see attached documents for DLBA requirements. Proposal should be submitted through google doc application. Use the link in the attachments.

17. 2025-01-07
    historical
18. 2025-01-07
    historical
19. 2025-01-02
    status Active
20. 2025-01-02
    status Active
21. 2024-12-17
    status Pending
22. 2024-11-22
    status Pending
23. 2024-11-22
    status Pending
24. 2024-11-11
    listed $10,000 Active
25. 2024-11-11
    listed $10,000 Active
26. 2024-08-09
    historical
27. 2024-08-08
    historical
28. 2024-07-23
    status Active
29. 2024-07-23
    status Active
30. 2024-07-17
    status Pending
31. 2024-07-17
    status Pending
32. 2024-06-25
    price $29,500
33. 2024-06-24
    price $29,500
34. 2024-06-24
    price $29,500
35. 2024-05-28
    listed $37,500 Active
36. 2024-05-28
    listed $37,500 Active

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $177 · $15/mo
• Expected delta: +$38/yr (+$3/mo · 27.5%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,555
• − Mortgage interest: −$784
• − Property taxes: −$139
• − Insurance: −$70
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$407
• Taxable income: $22,585
• Est. tax owed @ 24.0%: −$5,420
• After-tax cash flow: $16,048/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): 5,865
• Household income: $44,335
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 431.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 37% White 32% Hispanic / Latino 24% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 15% Arabic 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: ▼ -4.60%
• Current HPI: 194.458
• Rent YoY: ▲ 7.30%
• 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

-62.7% since first listed

24 events — show timeline

• 2026-04-15 Price Changed $14,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $14,000 REALCOMP
• 2026-01-07 Listed $12,500 REALCOMP
• 2026-01-07 Listed $12,500 MiRealSource-MiMLS
• 2025-01-07 Listing Removed — REALCOMP
• 2025-01-07 Listing Removed — MiRealSource-MiMLS
• 2025-01-02 Relisted — REALCOMP
• 2025-01-02 Relisted — MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2024-11-22 Pending — REALCOMP
• 2024-11-22 Pending — MiRealSource-MiMLS
• 2024-11-11 Listed $10,000 REALCOMP
• 2024-11-11 Listed $10,000 MiRealSource-MiMLS
• 2024-08-09 Listing Removed — MiRealSource-MiMLS
• 2024-08-08 Listing Removed — REALCOMP
• 2024-07-23 Relisted — REALCOMP
• 2024-07-23 Relisted — MiRealSource-MiMLS
• 2024-07-17 Pending — REALCOMP
• 2024-07-17 Pending — MiRealSource-MiMLS
• 2024-06-25 Price Changed $29,500 MiRealSource-MiMLS
• 2024-06-24 Price Changed $29,500 REALCOMP
• 2024-06-24 Price Changed $29,500 SW Michigan MLS
• 2024-05-28 Listed $37,500 MiRealSource-MiMLS
• 2024-05-28 Listed $37,500 REALCOMP

Property tax history

-12.0%/yr

Latest (2025): $139 · -48.2% YoY. Source: county tax records.