18655 Monica St · Detroit, MI 48221

$135,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 43 Days on market

Built 1937 3,485 sqft lot $103/sqft · at area comps Est $198k · 32% under ↓ 19% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A well-maintained home in Bagley for 135k!?! That's right this almost 1400 square foot colonial is now available. This 3-bedroom home features all the charm a buyer would look for in a home. A large living room that effortlessly flows into the large dining room. The kitchen has solid wood cabinets and an island. Upstairs you'll find 3 bedrooms and a large full bathroom. The basement is partially finished with a half bath. Out back you'll find a wonderful 3 season room on the patio and large deattached garage. All of this located in a highly coveted area for 135K. 24 hour notice to show and must close by July 1st!

Key facts

• 3 season room
• Solid wood cabinets
• Large dining room

Tags

• SOLID WOOD CABINETS
• 3 SEASON ROOM
• LARGE DINING ROOM
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense information provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Sewer available; Water available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Brick/mortar foundation; Built with two stories
• Exterior features: Paved road access; Lot dimensions approximately 35 x 101 (0.08 acres)

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 6 total rooms (includes sleeping and living areas)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Partially finished basement; Basement present
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-80 ($-958/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.4% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $121k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Rents rising (+3.4%/yr); 349 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $933 of loan paydown is wiped out by about $4k 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

• It's been on market 43 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,898 (10.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 7.6

CMA / ARV

• ARV (median comp): $198,033
• List price: $135,000
• Delta: -31.83%
• 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
18679 Santa Barbara Dr	0.24mi	3/1.0	1,353 (+3%)	2mo	$113,400	$84	81
18438 Prairie St	0.14mi	3/2.0	1,380 (+6%)	6mo	$220,000	$159	75
19372 Santa Barbara Dr	0.44mi	3/1.5	1,421 (+9%)	2mo	$218,500	$154	61
19489 San Juan Dr	0.55mi	3/1.0	1,200 (-8%)	1mo	$110,000	$92	59
17600 Santa Barbara Dr	0.49mi	3/1.0	1,446 (+11%)	2mo	$145,000	$100	58
18978 Indiana St	0.71mi	3/3.0	1,306 (-0%)	7mo	$154,000	$118	53
18947 Cherrylawn St	0.57mi	3/1.0	1,460 (+12%)	1mo	$110,000	$75	53
19703 Santa Barbara Dr	0.62mi	2/1.0 (-1)	1,400 (+7%)	5mo	$110,000	$79	50
19940 Prairie St	0.74mi	3/1.0	1,165 (-11%)	2mo	$140,000	$120	46
17421 Quincy St	0.63mi	3/1.5	1,474 (+13%)	2mo	$234,500	$159	46
18603 Indiana St	0.72mi	3/1.0	1,170 (-11%)	6mo	$97,000	$83	43
18461 Wisconsin St	0.67mi	4/1.5 (+1)	1,498 (+14%)	7mo	$226,000	$151	32

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.31×
• Total profit: $-26,087
• Equity at exit: $20,129

10-year hold

• IRR: -10.9%
• Equity multiple: 0.32×
• Total profit: $-25,666
• Equity at exit: $11,672

Cash invested: $37,800 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$708
• Tax from tax record: −$483 /mo · $5,801/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-80

Break-even live

Break-even rent $1,579

Max offer price $120,898

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-42	+0% $-80	+5% $-118	+10% $-156
Rent	-10% $-197	-5% $-138	+0% $-80	+5% $-21	+10% $37
Rate	-1.0pp $-12	-0.5pp $-45	base $-80	+0.5pp $-115	+1.0pp $-150

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	44d	1	0.22mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	0.48mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	44d	1	0.48mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	44d	1	0.52mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.65mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	0.67mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	0.72mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	44d	1	0.74mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	44d	1	0.75mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	0.77mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	0.77mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	18d	1	0.82mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.86mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.86mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.89mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	44d	1	0.90mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	18d	1	0.93mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	0.95mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	0.98mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	0.99mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	18d	1	1.03mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.07mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	18d	1	1.07mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	1.17mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	44d	1	1.17mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	44d	1	1.23mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.24mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	1.24mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	18d	1	1.25mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	44d	1	1.26mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.26mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	1.27mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	1.30mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	1.32mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	1.36mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	17d	1	1.39mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.39mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	2d	1	1.42mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	1.42mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	44d	1	1.43mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $135,000 Pending 43 DOM
2. 2026-06-04
   days on market $135,000 Active 41 DOM
3. 2026-06-03
   days on market $135,000 Active 40 DOM
4. 2026-06-02
   days on market $135,000 Active 39 DOM
5. 2026-06-01
   days on market $135,000 Active 38 DOM
6. 2026-05-31
   days on market $135,000 Active 37 DOM
7. 2026-04-24
   listed $135,000 Active 621-char remark

   Show marketing remark (620 chars)

   A well-maintained home in Bagley for 135k!?! That's right this almost 1400 square foot colonial is now available. This 3-bedroom home features all the charm a buyer would look for in a home. A large living room that effortlessly flows into the large dining room. The kitchen has solid wood cabinets and an island. Upstairs you'll find 3 bedrooms and a large full bathroom. The basement is partially finished with a half bath. Out back you'll find a wonderful 3 season room on the patio and large deattached garage. All of this located in a highly coveted area for 135K. 24 hour notice to show and must close by July 1st!

8. 2026-04-24
   listed $135,000 Active 620-char remark

   Show marketing remark (620 chars)

   A well-maintained home in Bagley for 135k!?! That's right this almost 1400 square foot colonial is now available. This 3-bedroom home features all the charm a buyer would look for in a home. A large living room that effortlessly flows into the large dining room. The kitchen has solid wood cabinets and an island. Upstairs you'll find 3 bedrooms and a large full bathroom. The basement is partially finished with a half bath. Out back you'll find a wonderful 3 season room on the patio and large deattached garage. All of this located in a highly coveted area for 135K. 24 hour notice to show and must close by July 1st!

9. 2019-06-24
   soldstatus $70,000
10. 2005-07-15
    historical
11. 2005-04-18
    listed $148,000

ⓘ 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: $5,801 · $483/mo
• Projected year-2 tax: $5,801 · $483/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 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 · 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: $17,739
• − Mortgage interest: −$7,562
• − Property taxes: −$5,801
• − Insurance: −$675
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,927
• Taxable loss: −$3,065
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $-222/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

-18.9% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) $120,000 REALCOMP
• 2026-06-12 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2026-06-06 Pending — MiRealSource-MiMLS
• 2026-06-06 Pending — REALCOMP
• 2026-04-24 Listed $135,000 REALCOMP
• 2026-04-24 Listed $135,000 MiRealSource-MiMLS
• 2019-06-24 Sold (Public Records) $70,000 Public Records
• 2005-07-15 Listing Removed — REALCOMP
• 2005-04-18 Listed $148,000 REALCOMP

Property tax history

+10.1%/yr

Latest (2025): $5,801 · -1.5% YoY. Source: county tax records.