18959 Rockcastle St · Detroit, MI 48236

$90,000

2 bd · 1.0 ba · 899 sqft · SingleFamily public records · 8 Days on market

Built 1952 5,663 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2bd 1bath Detroit Ranch home with Grosse Pointe Zip Code and minutes away from hospital and tons of shopping and restaurants. Tenant occupied paying $1000 a month on month on month at this time willing to stay and property management ran as well. Great for all types of buyers looking to downsize or start out on their own. BATVAI

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction
• Exterior features: Asphalt roof; Paved road access; Cats and dogs permitted

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating (natural gas)
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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: 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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 $36k; list at $90k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $59,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6156 Lodewyck St	0.33mi	3/1.0 (+1)	900 (+0%)	1mo	$51,000	$57	79
20300 Mccormick St	0.40mi	3/1.0 (+1)	940 (+5%)	1mo	$60,000	$64	68
6135 Marseilles St	0.38mi	3/1.0 (+1)	988 (+10%)	0mo	$55,000	$56	61
5981 University Pl	0.48mi	3/1.0 (+1)	964 (+7%)	3mo	$64,000	$66	58
10945 Peerless St	0.52mi	3/1.0 (+1)	964 (+7%)	2mo	$54,000	$56	58
11017 Worden St	0.58mi	3/1.0 (+1)	961 (+7%)	0mo	$47,500	$49	56
20244 Mccormick St	0.45mi	3/1.0 (+1)	1,000 (+11%)	1mo	$75,000	$75	54
11035 Worden St	0.58mi	3/1.0 (+1)	834 (-7%)	3mo	$55,000	$66	54
19134 Mallina St	0.33mi	3/1.0 (+1)	1,032 (+15%)	2mo	$179,000	$173	54
6106 Oldtown St	0.67mi	3/1.5 (+1)	961 (+7%)	1mo	$132,000	$137	49
19974 Mccormick St	0.60mi	3/1.0 (+1)	1,000 (+11%)	4mo	$74,000	$74	45
11640 Somerset Ave	0.71mi	3/2.0 (+1)	1,028 (+14%)	0mo	$70,000	$68	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $8,784
• Equity at exit: $13,419

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $37,770
• Equity at exit: $7,782

Cash invested: $25,200 (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 48236

• Active inventory: 159
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$472
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $367

Break-even live

Break-even rent $771

Max offer price $90,000

Occupancy floor 65%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.22mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.22mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.22mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.25mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	0.30mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.32mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.32mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.35mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.40mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.45mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.48mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.50mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.54mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.59mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.62mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.63mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.67mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.73mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.75mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	17d	1	0.77mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	2d	1	0.77mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	2d	1	0.78mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	17d	1	0.78mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.80mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.83mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.84mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.87mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.90mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	15d	1	0.92mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.97mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	1.01mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.03mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.04mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.05mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	1.05mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.06mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.08mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.10mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.13mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	1.18mi

Listing history 23 events

1. 2026-04-30
   status Pending 330-char remark

   Show marketing remark (330 chars)

   2bd 1bath Detroit Ranch home with Grosse Pointe Zip Code and minutes away from hospital and tons of shopping and restaurants. Tenant occupied paying $1000 a month on month on month at this time willing to stay and property management ran as well. Great for all types of buyers looking to downsize or start out on their own. BATVAI

2. 2026-04-30
   status Pending

   Show marketing remark (330 chars)

   2bd 1bath Detroit Ranch home with Grosse Pointe Zip Code and minutes away from hospital and tons of shopping and restaurants. Tenant occupied paying $1000 a month on month on month at this time willing to stay and property management ran as well. Great for all types of buyers looking to downsize or start out on their own. BATVAI

3. 2026-04-21
   listed $90,000 Active 330-char remark

   Show marketing remark (330 chars)

   2bd 1bath Detroit Ranch home with Grosse Pointe Zip Code and minutes away from hospital and tons of shopping and restaurants. Tenant occupied paying $1000 a month on month on month at this time willing to stay and property management ran as well. Great for all types of buyers looking to downsize or start out on their own. BATVAI

4. 2026-04-21
   listed $90,000 Active

   Show marketing remark (330 chars)

   2bd 1bath Detroit Ranch home with Grosse Pointe Zip Code and minutes away from hospital and tons of shopping and restaurants. Tenant occupied paying $1000 a month on month on month at this time willing to stay and property management ran as well. Great for all types of buyers looking to downsize or start out on their own. BATVAI

5. 2026-04-21
   historical

   Show marketing remark (330 chars)

   2bd 1bath Detroit Ranch home with Grosse Pointe Zip Code and minutes away from hospital and tons of shopping and restaurants. Tenant occupied paying $1000 a month on month on month at this time willing to stay and property management ran as well. Great for all types of buyers looking to downsize or start out on their own. BATVAI

6. 2026-02-09
   price $95,000
7. 2026-02-08
   price $95,000
8. 2026-02-07
   status Active
9. 2026-02-07
   status Active
10. 2026-01-19
    historical
11. 2026-01-19
    status Pending
12. 2026-01-19
    status Pending
13. 2025-11-07
    price $100,000
14. 2025-11-07
    price $100,000
15. 2025-10-10
    listed $125,000 Active
16. 2025-10-09
    listed $125,000 Active
17. 2018-12-31
    soldstatus $36,000
18. 2018-12-31
    soldstatus $36,000 Closed
19. 2018-12-07
    status Pending
20. 2018-11-18
    price $40,000
21. 2018-11-09
    price $45,000
22. 2018-11-05
    listed $40,000
23. 2018-11-05
    listed $55,000 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: $1,200 · $100/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: +$93/yr (+$8/mo · 7.8%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,828
• − Mortgage interest: −$5,041
• − Property taxes: −$1,200
• − Insurance: −$450
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,618
• Taxable income: $3,146
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,646/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): 31,383

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 White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 5% Italian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Arabic 2% Spanish 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: ▼ -285.11%
• Current HPI: 181.0475
• 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

+125.0% since first listed

23 events — show timeline

• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-21 Listing Removed — MiRealSource-MiMLS
• 2026-04-21 Listed $90,000 REALCOMP
• 2026-04-21 Listed $90,000 MiRealSource-MiMLS
• 2026-02-09 Price Changed $95,000 MiRealSource-MiMLS
• 2026-02-08 Price Changed $95,000 REALCOMP
• 2026-02-07 Relisted — MiRealSource-MiMLS
• 2026-02-07 Relisted — REALCOMP
• 2026-01-19 Listing Removed — REALCOMP
• 2026-01-19 Pending — MiRealSource-MiMLS
• 2026-01-19 Pending — REALCOMP
• 2025-11-07 Price Changed $100,000 MiRealSource-MiMLS
• 2025-11-07 Price Changed $100,000 REALCOMP
• 2025-10-10 Listed $125,000 REALCOMP
• 2025-10-09 Listed $125,000 MiRealSource-MiMLS
• 2018-12-31 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2018-12-31 Sold (MLS) $36,000 REALCOMP
• 2018-12-07 Pending — MiRealSource-MiMLS
• 2018-11-18 Price Changed $40,000 MiRealSource-MiMLS
• 2018-11-09 Price Changed $45,000 MiRealSource-MiMLS
• 2018-11-05 Listed $55,000 MiRealSource-MiMLS
• 2018-11-05 Listed $40,000 REALCOMP

Property tax history

+25.6%/yr

Latest (2025): $1,200 · -24.8% YoY. Source: county tax records.