17187 Vaughan St · Detroit, MI 48219 3430

$120,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

Built 1951 3,484 sqft lot $125/sqft · 75% above area

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great house completely renovated with up to date current tenant paying $1000 per month. Can be packaged with other homes 19712 Lahser, 20236 furgeson, 17167 Salem. Batvai

Key facts

• 3,484 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (0.7% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 1 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).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 15y 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 $58k; list at $120k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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: 0.99% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $68,469
• List price: $120,000
• Delta: 75.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17511 Westmoreland Rd	0.26mi	3/2.0	939 (-2%)	1mo	$100,000	$106	79
17295 Braile St	0.36mi	3/1.0	996 (+4%)	6mo	$75,000	$75	72
17420 Edinborough Rd	0.35mi	3/1.0	1,011 (+5%)	4mo	$167,000	$165	71
17217 Shaftsbury Ave	0.45mi	3/1.0	934 (-3%)	4mo	$105,000	$112	71
18431 Edinborough Rd	0.65mi	3/1.0	1,000 (+4%)	4mo	$95,000	$95	60
18510 Heyden St	0.66mi	3/1.0	884 (-8%)	6mo	$50,000	$57	51
18418 Heyden St	0.58mi	2/1.0 (-1)	865 (-10%)	3mo	$17,000	$20	49
18498 Heyden ST St	0.65mi	3/1.0	842 (-12%)	4mo	$9,000	$11	46
17694 Shaftsbury Ave	0.59mi	2/1.5 (-1)	1,058 (+10%)	4mo	$90,000	$85	45
18424 Fielding St	0.62mi	3/1.0	1,100 (+15%)	3mo	$40,000	$36	44
16616 Blackstone St	0.63mi	2/1.0 (-1)	1,102 (+15%)	0mo	$45,000	$41	41
16115 Burt Rd	0.72mi	2/1.0 (-1)	859 (-10%)	5mo	$57,000	$66	40

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: 13.5%
• Equity multiple: 1.77×
• Total profit: $25,835
• Equity at exit: $53,957

10-year hold

• IRR: 15.4%
• Equity multiple: 3.26×
• Total profit: $75,978
• Equity at exit: $83,154

Cash invested: $33,600 (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 48219 3430

• Active inventory: 1
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$629
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $179

Break-even live

Break-even rent $965

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $247	-5% $213	+0% $179	+5% $145	+10% $111
Rent	-10% $85	-5% $132	+0% $179	+5% $226	+10% $273
Rate	-1.0pp $239	-0.5pp $210	base $179	+0.5pp $148	+1.0pp $116

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.43mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.49mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.51mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.53mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.59mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.60mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.65mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.67mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.69mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.69mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.70mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.70mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.71mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.74mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.76mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.79mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.79mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.81mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.81mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.82mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.85mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.86mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.89mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.93mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.93mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.96mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.97mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	1.03mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	1.04mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.09mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	25d	1	1.10mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	1.10mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.20mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.24mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.24mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.26mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.37mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.40mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.42mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.42mi

Listing history 50 events

1. 2026-06-18
   listing id $120,000 Active 83 DOM
2. 2026-06-18
   days on market $120,000 Active 83 DOM
3. 2026-06-17
   days on market $120,000 Active 82 DOM
4. 2026-06-15
   days on market $120,000 Active 80 DOM
5. 2026-06-13
   days on market $120,000 Active 78 DOM
6. 2026-06-13
   days on market $120,000 Active 77 DOM
7. 2026-06-09
   days on market $120,000 Active 74 DOM
8. 2026-06-08
   days on market $120,000 Active 73 DOM
9. 2026-06-07
   days on market $120,000 Active 72 DOM
10. 2026-06-04
    days on market $120,000 Active 69 DOM
11. 2026-06-03
    days on market $120,000 Active 68 DOM
12. 2026-06-02
    days on market $120,000 Active 67 DOM
13. 2026-06-01
    days on market $120,000 Active 66 DOM
14. 2026-05-31
    days on market $120,000 Active 65 DOM
15. 2026-03-27
    listed $120,000 Active 170-char remark

    Show marketing remark (170 chars)

    Great house completely renovated with up to date current tenant paying $1000 per month. Can be packaged with other homes 19712 Lahser, 20236 furgeson, 17167 Salem. Batvai

16. 2026-03-27
    listed $120,000 Active 170-char remark

    Show marketing remark (170 chars)

    Great house completely renovated with up to date current tenant paying $1000 per month. Can be packaged with other homes 19712 Lahser, 20236 furgeson, 17167 Salem. Batvai

17. 2026-01-01
    historical
18. 2026-01-01
    historical
19. 2025-12-20
    price $115,000
20. 2025-12-19
    price $115,000
21. 2025-08-20
    listed $130,000 Active
22. 2025-08-20
    listed $130,000 Active
23. 2025-08-18
    historical
24. 2025-08-18
    historical
25. 2025-08-09
    historical $1,000
26. 2025-06-19
    price $1,000
27. 2025-06-15
    price $130,000
28. 2025-06-14
    price $130,000
29. 2025-06-04
    listed $150,000 Active
30. 2025-06-04
    listed $150,000 Active
31. 2025-06-02
    price $1,099
32. 2025-05-18
    price $1,199
33. 2025-04-25
    price $1,200
34. 2025-03-21
    historical
35. 2025-03-21
    historical
36. 2025-03-20
    listed $1,300
37. 2025-03-18
    price $148,500
38. 2025-03-17
    price $148,500
39. 2025-02-06
    price $149,000
40. 2025-02-06
    status Active
41. 2025-02-06
    status Active
42. 2025-02-06
    price $149,000
43. 2024-12-18
    status Pending
44. 2024-12-18
    status Pending
45. 2024-12-17
    price $130,000
46. 2024-12-17
    price $130,000
47. 2024-12-13
    listed $115,000 Active
48. 2024-12-13
    listed $115,000 Active
49. 2024-11-28
    historical $990
50. 2024-11-23
    price $990

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: +$426/yr (+$35/mo · 42.7%)

ⓘ 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 7 d/yr ≥98°F today · 14 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: $14,300
• − Mortgage interest: −$6,722
• − Property taxes: −$997
• − Insurance: −$600
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,491
• Taxable income: $202
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,100/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+1746.2% since first listed

55 events — show timeline

• 2026-03-27 Listed $120,000 REALCOMP
• 2026-03-27 Listed $120,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-12-20 Price Changed $115,000 MiRealSource-MiMLS
• 2025-12-19 Price Changed $115,000 REALCOMP
• 2025-08-20 Listed $130,000 MiRealSource-MiMLS
• 2025-08-20 Listed $130,000 REALCOMP
• 2025-08-18 Listing Removed — MiRealSource-MiMLS
• 2025-08-18 Listing Removed — REALCOMP
• 2025-08-09 Rental Removed $1,000 APPFOLIO
• 2025-06-19 Price Changed $1,000 APPFOLIO
• 2025-06-15 Price Changed $130,000 MiRealSource-MiMLS
• 2025-06-14 Price Changed $130,000 REALCOMP
• 2025-06-04 Listed $150,000 REALCOMP
• 2025-06-04 Listed $150,000 MiRealSource-MiMLS
• 2025-06-02 Price Changed $1,099 APPFOLIO
• 2025-05-18 Price Changed $1,199 APPFOLIO
• 2025-04-25 Price Changed $1,200 APPFOLIO
• 2025-03-21 Listing Removed — REALCOMP
• 2025-03-21 Listing Removed — MiRealSource-MiMLS
• 2025-03-20 Listed for Rent $1,300 APPFOLIO
• 2025-03-18 Price Changed $148,500 MiRealSource-MiMLS
• 2025-03-17 Price Changed $148,500 REALCOMP
• 2025-02-06 Price Changed $149,000 MiRealSource-MiMLS
• 2025-02-06 Relisted — MiRealSource-MiMLS
• 2025-02-06 Relisted — REALCOMP
• 2025-02-06 Price Changed $149,000 REALCOMP
• 2024-12-18 Pending — MiRealSource-MiMLS
• 2024-12-18 Pending — REALCOMP
• 2024-12-17 Price Changed $130,000 MiRealSource-MiMLS
• 2024-12-17 Price Changed $130,000 REALCOMP
• 2024-12-13 Listed $115,000 MiRealSource-MiMLS
• 2024-12-13 Listed $115,000 REALCOMP
• 2024-11-28 Rental Removed $990 APPFOLIO
• 2024-11-23 Price Changed $990 APPFOLIO
• 2024-11-08 Listed for Rent $1,075 APPFOLIO
• 2024-09-10 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2024-09-10 Sold (MLS) $58,000 REALCOMP
• 2024-07-30 Pending — MiRealSource-MiMLS
• 2024-07-30 Pending — REALCOMP
• 2024-07-03 Listed $69,900 MiRealSource-MiMLS
• 2024-07-03 Listed $69,900 REALCOMP
• 2011-12-14 Listing Removed — REALCOMP
• 2011-12-14 Listing Removed — MiRealSource-MiMLS
• 2011-11-14 Listed $5,900 REALCOMP
• 2011-11-14 Listed $5,900 MiRealSource-MiMLS
• 2011-11-10 Listing Removed — REALCOMP
• 2011-11-10 Listing Removed — MiRealSource-MiMLS
• 2011-08-12 Listing Removed — MiRealSource-MiMLS
• 2011-08-12 Listing Removed — REALCOMP
• 2011-08-11 Listed $5,900 REALCOMP
• 2011-08-11 Listed $5,900 MiRealSource-MiMLS
• 2011-05-17 Listed $6,500 MiRealSource-MiMLS
• 2011-05-17 Listed $6,500 REALCOMP

Property tax history

-2.5%/yr

Latest (2025): $997 · -4.0% YoY. Source: county tax records.