3267 Webb St · Detroit, MI 48206

$150,000

6 bd · 4.0 ba · 3,600 sqft · Townhouse public records · 51 Days on market

Built 1929 4,792 sqft lot $42/sqft · 88% above area

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

Listing remarks MLS

Duplex in Revitalized Detroit Neighborhood – Ideal Investment Don't miss this solid two-unit brick duplex, each unit offering 3 spacious bedrooms, 1.5 bathrooms, and thoughtful updates throughout. Located in a revitalized area of Detroit, this property is perfect for both investors and owner-occupants looking to offset their mortgage by renting out one unit. Property Highlights: * New 30-Year Roof – Installed recently for long-term peace of mind * Remodeled Kitchens & Bathrooms – Modern finishes for a move-in ready feel * Freshly Painted Throughout – Clean, neutral tones in both units * New Hot Water Tanks – Energy-efficient and reliable * This property combines solid construction with recent updates, offering excellent rental potential or a comfortable owner-occupied setup. Close to transit, parks, and the growing amenities of Detroit's rebounding neighborhoods. Schedule your showing today – opportunities like this don't last!

Key facts

• Remodeled kitchens
• New hot water tanks
• New 30 year roof

Tags

• TWO UNIT BRICK DUPLEX
• NEW 30 YEAR ROOF
• REMODELED KITCHENS
• REMODELED BATHROOMS
• NEW HOT WATER TANKS
• CLOSE TO TRANSIT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story multi-family residential income property; Brick exterior; Zoned for multi-family
• Construction: Built with brick construction; Block foundation
• Exterior features: Paved road access; Pets not allowed

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Steam heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.2%/yr); 271 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,357/mo this rent would consume 63% of the median local household income ($45k/yr) (locally 646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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 $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1929 — 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: 1.57% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $79,598
• List price: $150,000
• Delta: 88.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.80×
• Total profit: $33,631
• Equity at exit: $22,365

10-year hold

• IRR: 29.0%
• Equity multiple: 3.86×
• Total profit: $120,010
• Equity at exit: $12,969

Cash invested: $42,000 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $825

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 60%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	1.03mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	1.05mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	1.20mi

Listing history 50 events

1. 2026-06-18
   days on market $150,000 Active 51 DOM
2. 2026-06-17
   days on market $150,000 Active 50 DOM
3. 2026-06-15
   days on market $150,000 Active 48 DOM
4. 2026-06-13
   days on market $150,000 Active 46 DOM
5. 2026-06-13
   days on market $150,000 Active 45 DOM
6. 2026-06-09
   days on market $150,000 Active 42 DOM
7. 2026-06-08
   days on market $150,000 Active 41 DOM
8. 2026-06-07
   days on market $150,000 Active 40 DOM
9. 2026-06-04
   days on market $150,000 Active 37 DOM
10. 2026-06-03
    days on market $150,000 Active 36 DOM
11. 2026-06-02
    days on market $150,000 Active 35 DOM
12. 2026-06-01
    days on market $150,000 Active 34 DOM
13. 2026-05-31
    days on market $150,000 Active 33 DOM
14. 2026-04-28
    listed $150,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Duplex in Revitalized Detroit Neighborhood – Ideal Investment Don't miss this solid two-unit brick duplex, each unit offering 3 spacious bedrooms, 1.5 bathrooms, and thoughtful updates throughout. Located in a revitalized area of Detroit, this property is perfect for both investors and owner-occupants looking to offset their mortgage by renting out one unit. Property Highlights: * New 30-Year Roof – Installed recently for long-term peace of mind * Remodeled Kitchens & Bathrooms – Modern finishes for a move-in ready feel * Freshly Painted Throughout – Clean, neutral tones in both units * New Hot Water Tanks – Energy-efficient and reliable * This property combines solid construction with recent updates, offering excellent rental potential or a comfortable owner-occupied setup. Close to transit, parks, and the growing amenities of Detroit's rebounding neighborhoods. Schedule your showing today – opportunities like this don't last!

15. 2026-04-28
    listed $150,000 Active 1002-char remark

    Show marketing remark (1066 chars)

    Duplex in Revitalized Detroit Neighborhood – Ideal Investment Don't miss this solid two-unit brick duplex, each unit offering 3 spacious bedrooms, 1.5 bathrooms, and thoughtful updates throughout. Located in a revitalized area of Detroit, this property is perfect for both investors and owner-occupants looking to offset their mortgage by renting out one unit. Property Highlights: * New 30-Year Roof – Installed recently for long-term peace of mind * Remodeled Kitchens & Bathrooms – Modern finishes for a move-in ready feel * Freshly Painted Throughout – Clean, neutral tones in both units * New Hot Water Tanks – Energy-efficient and reliable * This property combines solid construction with recent updates, offering excellent rental potential or a comfortable owner-occupied setup. Close to transit, parks, and the growing amenities of Detroit's rebounding neighborhoods. Schedule your showing today – opportunities like this don't last!

16. 2026-02-22
    historical
17. 2026-02-22
    historical
18. 2025-11-21
    listed $159,000 Active
19. 2025-11-21
    listed $159,000 Active
20. 2025-10-26
    historical
21. 2025-10-26
    historical
22. 2025-08-07
    price $159,000
23. 2025-08-07
    price $159,000
24. 2025-07-25
    listed $195,000 Active
25. 2025-07-25
    listed $195,000 Active
26. 2024-08-08
    soldstatus $50,000
27. 2022-12-22
    historical
28. 2022-12-22
    historical
29. 2022-12-06
    price $79,900
30. 2022-12-05
    price $79,900
31. 2022-11-25
    price $90,000
32. 2022-11-25
    price $90,000
33. 2022-11-01
    price $99,900
34. 2022-10-31
    price $99,900
35. 2022-10-14
    listed $124,900 Active
36. 2022-10-14
    listed $124,900 Active
37. 2022-06-28
    historical
38. 2022-06-28
    historical
39. 2022-05-20
    soldstatus $55,000
40. 2022-05-10
    price $99,000
41. 2022-05-09
    price $99,000
42. 2022-05-03
    listed $129,000 Active
43. 2022-05-03
    listed $129,000 Active
44. 2022-05-02
    historical
45. 2022-05-02
    historical
46. 2022-04-19
    status Pending
47. 2022-04-18
    soldstatus $45,000
48. 2022-04-18
    soldstatus $45,000 Closed
49. 2022-01-08
    listed $50,000
50. 2022-01-08
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,284
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$4,364
• Taxable income: $7,992
• Est. tax owed @ 24.0%: −$1,918
• After-tax cash flow: $7,987/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+200.0% since first listed

37 events — show timeline

• 2026-04-28 Listed $150,000 REALCOMP
• 2026-04-28 Listed $150,000 MiRealSource-MiMLS
• 2026-02-22 Listing Removed — REALCOMP
• 2026-02-22 Listing Removed — MiRealSource-MiMLS
• 2025-11-21 Listed $159,000 MiRealSource-MiMLS
• 2025-11-21 Listed $159,000 REALCOMP
• 2025-10-26 Listing Removed — MiRealSource-MiMLS
• 2025-10-26 Listing Removed — REALCOMP
• 2025-08-07 Price Changed $159,000 MiRealSource-MiMLS
• 2025-08-07 Price Changed $159,000 REALCOMP
• 2025-07-25 Listed $195,000 MiRealSource-MiMLS
• 2025-07-25 Listed $195,000 REALCOMP
• 2024-08-08 Sold (Public Records) $50,000 Public Records
• 2022-12-22 Listing Removed — MiRealSource-MiMLS
• 2022-12-22 Listing Removed — REALCOMP
• 2022-12-06 Price Changed $79,900 MiRealSource-MiMLS
• 2022-12-05 Price Changed $79,900 REALCOMP
• 2022-11-25 Price Changed $90,000 MiRealSource-MiMLS
• 2022-11-25 Price Changed $90,000 REALCOMP
• 2022-11-01 Price Changed $99,900 MiRealSource-MiMLS
• 2022-10-31 Price Changed $99,900 REALCOMP
• 2022-10-14 Listed $124,900 MiRealSource-MiMLS
• 2022-10-14 Listed $124,900 REALCOMP
• 2022-06-28 Listing Removed — REALCOMP
• 2022-06-28 Listing Removed — MiRealSource-MiMLS
• 2022-05-20 Sold (Public Records) $55,000 Public Records
• 2022-05-10 Price Changed $99,000 MiRealSource-MiMLS
• 2022-05-09 Price Changed $99,000 REALCOMP
• 2022-05-03 Listed $129,000 MiRealSource-MiMLS
• 2022-05-03 Listed $129,000 REALCOMP
• 2022-05-02 Coming Soon — MiRealSource-MiMLS
• 2022-05-02 Coming Soon — REALCOMP
• 2022-04-19 Pending — MiRealSource-MiMLS
• 2022-04-18 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2022-04-18 Sold (MLS) $45,000 REALCOMP
• 2022-01-08 Listed $50,000 MiRealSource-MiMLS
• 2022-01-08 Listed $50,000 REALCOMP

Property tax history

+15.3%/yr

Latest (2025): $7,939 · +167.1% YoY. Source: county tax records.