18434 Vaughan St · Detroit, MI 48219

$30,000

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 35 Days on market

Built 1940 4,356 sqft lot $44/sqft · 47% below area Est $59k · 49% under ↓ 14% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 18434 Vaughan in Detroit! This solid single-family ranch home, built in 1940, offers 2 bedrooms, 1 bathroom, and approximately 700 square feet of living space. The home also features a full 700 square foot unfinished basement, providing plenty of storage or future finishing potential, along with a long driveway for convenient parking. Inside, you’ll find a spacious kitchen complete with appliances and a comfortable living room perfect for relaxing or entertaining guests. The property is fully enclosed with chain-link fencing, offering added privacy and security. A great opportunity for investors or owner-occupants looking for a light rehab project with strong potential. Con

Key facts

• Unfinished basement
• Spacious kitchen
• Long driveway

Tags

• UNFINISHED BASEMENT
• LONG DRIVEWAY
• CHAIN-LINK FENCING
• SPACIOUS KITCHEN
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: $730 annual tax

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding; Vinyl siding; Block construction; Block foundation
• Exterior features: Paved road access; Lot about 0.1 acre (approx. 43.46 x 100)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.7% 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 (+8.0%/yr); 305 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.48% ✓
• Cap rate: 30.74%
• Cash-on-cash: 87.33%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $58,598
• List price: $30,000
• Delta: -48.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17743 Trinity St	0.56mi	2/1.0	662 (-3%)	3mo	$85,000	$128	68
18691 Shaftsbury Ave	0.47mi	2/1.0	692 (+2%)	13mo	$46,000	$66	64
18723 Warwick St	0.54mi	2/1.0	700 (+3%)	8mo	$54,500	$78	64
18274 Stout St	0.18mi	2/1.0	748 (+10%)	17mo	$68,000	$91	61
17370 Stout St	0.48mi	2/1.0	745 (+10%)	2mo	$37,000	$50	60
19352 Evergreen Rd	0.52mi	2/1.0	752 (+11%)	2mo	$75,000	$100	57
18411 Grandville Ave	0.36mi	2/1.0	748 (+10%)	14mo	$60,000	$80	55
19401 Stout St	0.60mi	2/1.0	750 (+10%)	2mo	$28,000	$37	53
18291 Warwick St	0.50mi	2/1.0	723 (+6%)	17mo	$108,000	$149	52
18659 Shaftsbury Ave	0.46mi	3/1.0 (+1)	763 (+12%)	10mo	$70,000	$92	45
18538 Trinity St	0.52mi	3/1.0 (+1)	780 (+15%)	2mo	$46,500	$60	45
17190-82 Kentfield St	0.60mi	2/1.0	770 (+13%)	19mo	$42,800	$56	34

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: 93.5%
• Equity multiple: 5.71×
• Total profit: $39,605
• Equity at exit: $4,473

10-year hold

• IRR: 97.4%
• Equity multiple: 14.07×
• Total profit: $109,799
• Equity at exit: $2,594

Cash invested: $8,400 (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: 305
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$157
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $611

Break-even live

Break-even rent $270

Max offer price $30,000

Occupancy floor 36%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.25mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.67mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.79mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.87mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.87mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.87mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.88mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.96mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	0.96mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	5d	1	0.97mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	1.01mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	5d	2	1.04mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.11mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	1.21mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	5d	1	1.22mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	44d	1	1.22mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.25mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.27mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.31mi

Listing history 20 events

1. 2026-06-15
   days on market $30,000 Active 35 DOM
2. 2026-06-13
   days on market $30,000 Active 33 DOM
3. 2026-06-13
   days on market $30,000 Active 32 DOM
4. 2026-06-09
   days on market $30,000 Active 29 DOM
5. 2026-06-08
   days on market $30,000 Active 28 DOM
6. 2026-06-07
   days on market $30,000 Active 27 DOM
7. 2026-06-04
   days on market $30,000 Active 24 DOM
8. 2026-06-03
   days on market $30,000 Active 23 DOM
9. 2026-06-02
   days on market $30,000 Active 22 DOM
10. 2026-06-02
    price $30,000 Active 21 DOM
11. 2026-06-01
    days on market $35,000 Active 21 DOM
12. 2026-05-31
    days on market $35,000 Active 20 DOM
13. 2026-05-11
    listed $35,000 Active 804-char remark
14. 2026-05-11
    listed $35,000 Active 798-char remark
15. 2026-03-31
    status Active
16. 2026-03-31
    historical
17. 2026-03-31
    historical
18. 2026-03-31
    historical
19. 2026-03-23
    listed $35,000 Active
20. 2026-03-23
    listed $35,000 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $12,522
• − Mortgage interest: −$1,680
• − Property taxes: −$520
• − Insurance: −$150
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$873
• Taxable income: $7,296
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $5,584/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

-14.3% since first listed

12 events — show timeline

• 2026-06-16 Listing Removed — REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-02 Price Changed $30,000 MiRealSource-MiMLS
• 2026-06-01 Price Changed $30,000 REALCOMP
• 2026-05-11 Listed $35,000 REALCOMP
• 2026-05-11 Listed $35,000 MiRealSource-MiMLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-23 Listed $35,000 REALCOMP
• 2026-03-23 Listed $35,000 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $520 · -2.6% YoY. Source: county tax records.