18292 Mendota St · Detroit, MI 48221

$149,900

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 12 Days on market

Built 1942 3,920 sqft lot

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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).

• Cash flow +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath bungalow located on Detroit's west side! This well-maintained home features a brand-new roof, offering peace of mind for years to come. Step inside to find an updated kitchen with modern finishes, along with a refreshed bathroom that adds to the home's appeal. The functional layout includes a spacious living area, comfortable bedrooms, and plenty of natural light throughout. Perfect for homeowners or investors alike, this property offers solid value with key updates already completed.

Key facts

• Spacious living area
• Refreshed bathroom
• Brand-new roof

Tags

• BRAND-NEW ROOF
• UPDATED KITCHEN
• REFRESHED BATHROOM
• SPACIOUS LIVING AREA
• PLENTY OF NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $79 ($942/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 $131k (12.3% below list).
• Recommended offer: $131k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 10.0% 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: 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.
• Zoned schools: Schulze Academy For Technology And Arts (math 10% / reading 30%, grade F, #1,083 of 1,397 statewide, top 78%, 692 students, 87% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 349 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y ago; this cycle's ask is 10607% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $11k; list at $150k implies a 1263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,480 (12.3% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $67,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10710 Curtis St	0.16mi	2/1.0 (-1)	865 (+2%)	11mo	$37,500	$43	76
18301 Birwood St	0.03mi	3/1.5	925 (+9%)	21mo	$91,000	$98	64
18681 Ilene St	0.27mi	3/1.0	801 (-6%)	18mo	$120,000	$150	63
19161 Meyers Rd	0.53mi	2/1.0 (-1)	894 (+5%)	3mo	$87,500	$98	60
18234 Griggs St	0.13mi	3/2.0	939 (+10%)	16mo	$153,000	$163	60
18081 Meyers Rd	0.29mi	2/1.5 (-1)	946 (+11%)	6mo	$75,000	$79	56
18636 Washburn St	0.30mi	3/1.5	967 (+14%)	7mo	$62,500	$65	55
18046 Steel St	0.38mi	3/1.0	909 (+7%)	19mo	$86,500	$95	55
19439 Wyoming Ave	0.74mi	2/1.0 (-1)	870 (+2%)	6mo	$65,000	$75	52
17365 Meyers Rd	0.48mi	2/1.0 (-1)	942 (+11%)	4mo	$49,000	$52	51
17359 Meyers Rd	0.48mi	2/1.0 (-1)	942 (+11%)	20mo	$13,000	$14	37
16937 Birwood St	0.63mi	2/1.0 (-1)	960 (+13%)	13mo	$55,000	$57	33

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-18,732
• Equity at exit: $22,351

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-7,561
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$786
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $79

Break-even live

Break-even rent $1,215

Max offer price $149,900

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $121	+0% $79	+5% $36	+10% $-6
Rent	-10% $-25	-5% $27	+0% $79	+5% $130	+10% $182
Rate	-1.0pp $154	-0.5pp $117	base $79	+0.5pp $40	+1.0pp $0

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	45d	1	0.32mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	45d	2	0.57mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	26d	1	0.72mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	0.83mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	0.87mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	19d	1	0.91mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	22d	1	1.00mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	6d	1	1.00mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	19d	1	1.05mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	1.06mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	45d	1	1.06mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	1.07mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	1.08mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	45d	1	1.17mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	4d	1	1.18mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	1.18mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	45d	1	1.19mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	19d	1	1.21mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	19d	1	1.23mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	45d	1	1.23mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	45d	1	1.23mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	26d	1	1.24mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	19d	1	1.25mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	19d	1	1.26mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	26d	1	1.27mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	1.29mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	1.29mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	45d	1	1.31mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	19d	1	1.31mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.31mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	45d	1	1.32mi
15765 Washburn St Unit 15767 Washburn Upper Detroit, MI	2.0	1.0	1093	$950	$0.87	0d	1	1.33mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	1.37mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	45d	1	1.39mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	1.39mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.39mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	45d	1	1.41mi

Listing history 15 events

1. 2026-05-23
   historical $1,400
2. 2026-04-16
   listed $1,400
3. 2026-04-13
   status Pending 516-char remark

   Show marketing remark (516 chars)

   Charming 3-bedroom, 1-bath bungalow located on Detroit's west side! This well-maintained home features a brand-new roof, offering peace of mind for years to come. Step inside to find an updated kitchen with modern finishes, along with a refreshed bathroom that adds to the home's appeal. The functional layout includes a spacious living area, comfortable bedrooms, and plenty of natural light throughout. Perfect for homeowners or investors alike, this property offers solid value with key updates already completed.

4. 2026-04-13
   status Pending

   Show marketing remark (516 chars)

   Charming 3-bedroom, 1-bath bungalow located on Detroit's west side! This well-maintained home features a brand-new roof, offering peace of mind for years to come. Step inside to find an updated kitchen with modern finishes, along with a refreshed bathroom that adds to the home's appeal. The functional layout includes a spacious living area, comfortable bedrooms, and plenty of natural light throughout. Perfect for homeowners or investors alike, this property offers solid value with key updates already completed.

5. 2026-04-01
   listed $149,900 Active 516-char remark

   Show marketing remark (516 chars)

   Charming 3-bedroom, 1-bath bungalow located on Detroit's west side! This well-maintained home features a brand-new roof, offering peace of mind for years to come. Step inside to find an updated kitchen with modern finishes, along with a refreshed bathroom that adds to the home's appeal. The functional layout includes a spacious living area, comfortable bedrooms, and plenty of natural light throughout. Perfect for homeowners or investors alike, this property offers solid value with key updates already completed.

6. 2026-04-01
   listed $149,900 Active

   Show marketing remark (516 chars)

   Charming 3-bedroom, 1-bath bungalow located on Detroit's west side! This well-maintained home features a brand-new roof, offering peace of mind for years to come. Step inside to find an updated kitchen with modern finishes, along with a refreshed bathroom that adds to the home's appeal. The functional layout includes a spacious living area, comfortable bedrooms, and plenty of natural light throughout. Perfect for homeowners or investors alike, this property offers solid value with key updates already completed.

7. 2012-06-13
   soldstatus $11,000 239-char remark

   Show marketing remark (239 chars)

   3 Bedroom 1 bath home with a basement. HUD home sold AS IS. New homes each day. BATVAI. Cityside/KW makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof

8. 2012-06-13
   soldstatus $11,000

   Show marketing remark (239 chars)

   3 Bedroom 1 bath home with a basement. HUD home sold AS IS. New homes each day. BATVAI. Cityside/KW makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof

9. 2012-05-08
   historical 239-char remark

   Show marketing remark (239 chars)

   3 Bedroom 1 bath home with a basement. HUD home sold AS IS. New homes each day. BATVAI. Cityside/KW makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof

10. 2012-05-08
    historical

    Show marketing remark (239 chars)

    3 Bedroom 1 bath home with a basement. HUD home sold AS IS. New homes each day. BATVAI. Cityside/KW makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof

11. 2012-04-26
    listed $11,000 239-char remark

    Show marketing remark (239 chars)

    3 Bedroom 1 bath home with a basement. HUD home sold AS IS. New homes each day. BATVAI. Cityside/KW makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof

12. 2012-04-26
    listed $11,000

    Show marketing remark (239 chars)

    3 Bedroom 1 bath home with a basement. HUD home sold AS IS. New homes each day. BATVAI. Cityside/KW makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof

13. 1997-07-18
    soldstatus $81,000
14. 1997-06-10
    soldstatus $81,000
15. 1997-02-13
    listed $80,000

ⓘ 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: $1,340 · $112/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$484/yr (+$40/mo · 36.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,778
• − Mortgage interest: −$8,397
• − Property taxes: −$1,340
• − Insurance: −$750
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,361
• Taxable loss: −$1,593
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,324/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

-98.2% since first listed

15 events — show timeline

• 2026-05-23 Rental Removed $1,400 APPFOLIO
• 2026-04-16 Listed for Rent $1,400 APPFOLIO
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-01 Listed $149,900 REALCOMP
• 2026-04-01 Listed $149,900 MiRealSource-MiMLS
• 2012-06-13 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2012-06-13 Sold (MLS) $11,000 REALCOMP
• 2012-05-08 Listing Removed — MiRealSource-MiMLS
• 2012-05-08 Listing Removed — REALCOMP
• 2012-04-26 Listed $11,000 MiRealSource-MiMLS
• 2012-04-26 Listed $11,000 REALCOMP
• 1997-07-18 Sold (Public Records) $81,000 Public Records
• 1997-06-10 Sold (MLS) $81,000 REALCOMP
• 1997-02-13 Listed $80,000 REALCOMP

Property tax history

-3.2%/yr

Latest (2025): $1,340 · -54.0% YoY. Source: county tax records.