1884 S Ethel St · Detroit, MI 48217

$94,999

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 73 Days on market

Built 1950 4,356 sqft lot $106/sqft · 69% above area Est $65k · 47% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Appreciation +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 1884 S Ethel! This charming bungalow offers 3 bedrooms and 1 full bathroom, featuring a beautifully remodeled bath for a modern touch. With its functional layout and great potential, this home is perfect for a first-time homebuyer looking to build equity or an investor seeking their next opportunity. Don't miss your chance to make this property your own!

Key facts

• 4,356 sq ft lot
• Built 1950
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

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: 26 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $760 of equity ($657 loan paydown + $103 appreciation (0.1% 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 (0.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $95k implies a 3692% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,299 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1950 — 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: 1.12% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $64,584
• List price: $94,999
• Delta: 47.09%
• 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
1320 S Bassett St	0.40mi	3/1.0	900 (0%)	8mo	$82,000	$91	75
1688 S Ethel St	0.17mi	3/1.0	849 (-6%)	10mo	$78,000	$92	74
319 Polk Ave	0.33mi	2/1.0 (-1)	912 (+1%)	6mo	$38,500	$42	72
2544 S Beatrice St	0.41mi	3/1.0	956 (+6%)	3mo	$115,000	$120	68
1288 S Liddesdale St	0.48mi	3/1.0	922 (+2%)	9mo	$94,000	$102	66
2900 S Ethel St	0.58mi	2/1.0 (-1)	892 (-1%)	6mo	$67,800	$76	62
2906 S Ethel St	0.58mi	2/1.0 (-1)	892 (-1%)	6mo	$67,800	$76	62
285 Campbell St	0.27mi	3/1.0	1,029 (+14%)	6mo	$125,000	$121	59
413 Frazier St	0.24mi	3/1.0	1,021 (+13%)	10mo	$95,000	$93	58
3027 Bassett St	0.70mi	3/1.0	962 (+7%)	3mo	$55,000	$57	54
53 Elizabeth St	0.73mi	4/1.0 (+1)	840 (-7%)	4mo	$66,000	$79	46
2969 S Bassett St	0.64mi	3/1.0	775 (-14%)	2mo	$45,000	$58	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.50×
• Total profit: $13,311
• Equity at exit: $28,101

10-year hold

• IRR: 15.1%
• Equity multiple: 2.68×
• Total profit: $44,640
• Equity at exit: $34,193

Cash invested: $26,600 (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 48217

• Home prices YoY: 0.0%
• Active inventory: 26
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,065 high
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $245

Break-even live

Break-even rent $754

Max offer price $94,999

Occupancy floor 72%

Sensitivity live

Price	-10% $299	-5% $272	+0% $245	+5% $218	+10% $192
Rent	-10% $161	-5% $203	+0% $245	+5% $287	+10% $329
Rate	-1.0pp $293	-0.5pp $270	base $245	+0.5pp $221	+1.0pp $196

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	45d	1	0.55mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.55mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	0.70mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	16d	1	0.88mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	1.01mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	1.07mi

Listing history 36 events

1. 2026-06-21
   days on market $94,999 Active 73 DOM
2. 2026-06-18
   days on market $94,999 Active 70 DOM
3. 2026-06-17
   days on market $94,999 Active 69 DOM
4. 2026-06-15
   days on market $94,999 Active 67 DOM
5. 2026-06-13
   days on market $94,999 Active 65 DOM
6. 2026-06-13
   days on market $94,999 Active 64 DOM
7. 2026-06-09
   days on market $94,999 Active 61 DOM
8. 2026-06-08
   days on market $94,999 Active 60 DOM
9. 2026-06-07
   days on market $94,999 Active 59 DOM
10. 2026-06-04
    days on market $94,999 Active 56 DOM
11. 2026-06-03
    days on market $94,999 Active 55 DOM
12. 2026-06-02
    days on market $94,999 Active 54 DOM
13. 2026-06-01
    days on market $94,999 Active 53 DOM
14. 2026-05-31
    days on market $94,999 Active 52 DOM
15. 2026-04-22
    price $94,999 367-char remark

    Show marketing remark (367 chars)

    Welcome to 1884 S Ethel! This charming bungalow offers 3 bedrooms and 1 full bathroom, featuring a beautifully remodeled bath for a modern touch. With its functional layout and great potential, this home is perfect for a first-time homebuyer looking to build equity or an investor seeking their next opportunity. Don't miss your chance to make this property your own!

16. 2026-04-21
    price $94,999 373-char remark

    Show marketing remark (373 chars)

    Welcome to 1884 S Ethel! This charming bungalow offers 3 bedrooms and 1 full bathroom, featuring a beautifully remodeled bath for a modern touch. With its functional layout and great potential, this home is perfect for a first-time homebuyer looking to build equity or an investor seeking their next opportunity. Don’t miss your chance to make this property your own!

17. 2026-04-10
    listed $99,999 Active 373-char remark

    Show marketing remark (367 chars)

    Welcome to 1884 S Ethel! This charming bungalow offers 3 bedrooms and 1 full bathroom, featuring a beautifully remodeled bath for a modern touch. With its functional layout and great potential, this home is perfect for a first-time homebuyer looking to build equity or an investor seeking their next opportunity. Don't miss your chance to make this property your own!

18. 2026-04-10
    listed $99,999 Active 367-char remark

    Show marketing remark (367 chars)

    Welcome to 1884 S Ethel! This charming bungalow offers 3 bedrooms and 1 full bathroom, featuring a beautifully remodeled bath for a modern touch. With its functional layout and great potential, this home is perfect for a first-time homebuyer looking to build equity or an investor seeking their next opportunity. Don't miss your chance to make this property your own!

19. 2026-04-09
    historical $99,999 367-char remark

    Show marketing remark (367 chars)

    Welcome to 1884 S Ethel! This charming bungalow offers 3 bedrooms and 1 full bathroom, featuring a beautifully remodeled bath for a modern touch. With its functional layout and great potential, this home is perfect for a first-time homebuyer looking to build equity or an investor seeking their next opportunity. Don't miss your chance to make this property your own!

20. 2013-11-30
    historical
21. 2013-11-30
    historical
22. 2013-07-05
    listed $15,000
23. 2013-07-05
    listed $15,000
24. 2012-03-15
    soldstatus $2,505
25. 2012-03-15
    soldstatus $2,505
26. 2012-02-21
    historical
27. 2012-02-21
    historical
28. 2012-01-13
    listed $2,730
29. 2012-01-13
    listed $2,730
30. 2012-01-04
    historical
31. 2012-01-04
    historical
32. 2011-09-16
    listed $4,620
33. 2011-09-16
    listed $4,620
34. 1999-07-21
    soldstatus $40,000
35. 1999-06-17
    soldstatus $40,000
36. 1999-02-17
    listed $42,500

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$384/yr (+$32/mo · 55.4%)

ⓘ 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) · 65% 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,774
• − Mortgage interest: −$5,321
• − Property taxes: −$694
• − Insurance: −$475
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,764
• Taxable income: $1,476
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,590/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
• City population: 572,865
• Population (ZIP): 6,437

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 12% Two or more races 10% White 4%
• Hispanic origin (detail): Mexican 5% Dominican 4%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.11%
• Current HPI: 366.479
• 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

+123.5% since first listed

22 events — show timeline

• 2026-04-22 Price Changed $94,999 MiRealSource-MiMLS
• 2026-04-21 Price Changed $94,999 REALCOMP
• 2026-04-10 Listed $99,999 REALCOMP
• 2026-04-10 Listed $99,999 MiRealSource-MiMLS
• 2026-04-09 Coming Soon $99,999 MiRealSource-MiMLS
• 2013-11-30 Listing Removed — REALCOMP
• 2013-11-30 Listing Removed — MiRealSource-MiMLS
• 2013-07-05 Listed $15,000 REALCOMP
• 2013-07-05 Listed $15,000 MiRealSource-MiMLS
• 2012-03-15 Sold (MLS) $2,505 REALCOMP
• 2012-03-15 Sold (MLS) $2,505 MiRealSource-MiMLS
• 2012-02-21 Listing Removed — REALCOMP
• 2012-02-21 Listing Removed — MiRealSource-MiMLS
• 2012-01-13 Listed $2,730 REALCOMP
• 2012-01-13 Listed $2,730 MiRealSource-MiMLS
• 2012-01-04 Listing Removed — REALCOMP
• 2012-01-04 Listing Removed — MiRealSource-MiMLS
• 2011-09-16 Listed $4,620 REALCOMP
• 2011-09-16 Listed $4,620 MiRealSource-MiMLS
• 1999-07-21 Sold (Public Records) $40,000 Public Records
• 1999-06-17 Sold (MLS) $40,000 REALCOMP
• 1999-02-17 Listed $42,500 REALCOMP

Property tax history

-5.3%/yr

Latest (2025): $694 · -53.2% YoY. Source: county tax records.