18427 Braile ST St · Detroit, MI 48219

$32,500

2 bd · 1.0 ba · 685 sqft · SingleFamily public records · 85 Days on market

Built 1941 3,920 sqft lot $47/sqft · 38% below area Est $53k · 38% under

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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 MLS

VINYL RANCH LOCATED SOUTH OF SEVEN MILE ROAD AND WEST OF EVERGREEN. PROPERTY IS IN THE PROCESS OF AN EVICTION. PROPERTY MAY OR MAY NOT BE OCCUPIED AT CLOSING. VIEWINGS OF THE INTERIOR MAY BE LIMITED TO THE EVICTION SITUATION. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• 3,920 sq ft lot
• Built 1941
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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; 21 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 27y 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 $4k; list at $32k implies a 712% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 3.22% ✓
• Cap rate: 27.30%
• Cash-on-cash: 75.04%
• DSCR: 4.34
• GRM: 2.6

CMA / ARV

• ARV (median comp): $52,759
• List price: $32,500
• Delta: -38.40%
• 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	0.23mi	2/1.0	662 (-3%)	3mo	$85,000	$128	81
18538 Trinity St	0.18mi	3/1.0 (+1)	780 (+14%)	2mo	$46,500	$60	62
18274 Stout St	0.20mi	2/1.0	748 (+9%)	17mo	$68,000	$91	61
17370 Stout St	0.49mi	2/1.0	745 (+9%)	2mo	$37,000	$50	61
17185 Bentler St	0.68mi	2/1.0	690 (+1%)	13mo	$43,000	$62	56
19401 Stout St	0.60mi	2/1.0	750 (+10%)	2mo	$28,000	$37	54
19350 Westbrook St	0.59mi	2/1.0	648 (-5%)	14mo	$84,000	$130	51
19352 Evergreen Rd	0.67mi	2/1.0	752 (+10%)	2mo	$75,000	$100	51
19360 Westbrook St	0.60mi	2/1.0	766 (+12%)	9mo	$49,000	$64	45
18411 Grandville Ave	0.72mi	2/1.0	748 (+9%)	14mo	$60,000	$80	40
19335 Westbrook St	0.58mi	2/1.0	778 (+14%)	14mo	$37,500	$48	38
18914 Annchester Rd	0.60mi	3/1.0 (+1)	786 (+15%)	16mo	$50,000	$64	29

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: 80.8%
• Equity multiple: 5.01×
• Total profit: $36,534
• Equity at exit: $4,846

10-year hold

• IRR: 85.5%
• Equity multiple: 12.40×
• Total profit: $103,765
• Equity at exit: $2,810

Cash invested: $9,100 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$170
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $569

Break-even live

Break-even rent $325

Max offer price $32,500

Occupancy floor 41%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.14mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.47mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.61mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	0.61mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	5d	1	0.61mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.63mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.63mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.63mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.63mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.68mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	5d	2	0.70mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.91mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	5d	1	0.96mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	44d	1	0.97mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	0.97mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.09mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.10mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.38mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	44d	1	1.42mi
19255 Shiawassee Dr Apt 105 Detroit, MI	1.0	1.0	680	$950	$1.40	5d	1	1.47mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	1.48mi

Listing history 47 events

1. 2026-06-18
   days on market $32,500 Active 85 DOM
2. 2026-06-17
   days on market $32,500 Active 84 DOM
3. 2026-06-15
   days on market $32,500 Active 82 DOM
4. 2026-06-13
   days on market $32,500 Active 80 DOM
5. 2026-06-13
   days on market $32,500 Active 79 DOM
6. 2026-06-09
   days on market $32,500 Active 76 DOM
7. 2026-06-08
   days on market $32,500 Active 75 DOM
8. 2026-06-07
   days on market $32,500 Active 74 DOM
9. 2026-06-04
   days on market $32,500 Active 71 DOM
10. 2026-06-03
    days on market $32,500 Active 70 DOM
11. 2026-06-02
    days on market $32,500 Active 69 DOM
12. 2026-06-01
    days on market $32,500 Active 68 DOM
13. 2026-05-31
    days on market $32,500 Active 67 DOM
14. 2026-03-24
    listed $32,500 Active 423-char remark

    Show marketing remark (423 chars)

    VINYL RANCH LOCATED SOUTH OF SEVEN MILE ROAD AND WEST OF EVERGREEN. PROPERTY IS IN THE PROCESS OF AN EVICTION. PROPERTY MAY OR MAY NOT BE OCCUPIED AT CLOSING. VIEWINGS OF THE INTERIOR MAY BE LIMITED TO THE EVICTION SITUATION. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

15. 2026-03-24
    listed $32,500 Active 423-char remark

    Show marketing remark (423 chars)

    VINYL RANCH LOCATED SOUTH OF SEVEN MILE ROAD AND WEST OF EVERGREEN. PROPERTY IS IN THE PROCESS OF AN EVICTION. PROPERTY MAY OR MAY NOT BE OCCUPIED AT CLOSING. VIEWINGS OF THE INTERIOR MAY BE LIMITED TO THE EVICTION SITUATION. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

16. 2026-01-05
    historical
17. 2025-11-25
    status Active
18. 2025-11-25
    status Active
19. 2025-10-17
    status Pending
20. 2025-10-17
    status Pending
21. 2025-10-17
    historical
22. 2025-09-05
    listed $46,900 Active
23. 2025-09-05
    listed $46,900 Active
24. 2023-05-31
    historical
25. 2023-05-31
    historical
26. 2022-12-02
    listed $41,500 Active
27. 2022-12-02
    listed $41,500 Active
28. 2022-01-07
    historical
29. 2022-01-07
    historical
30. 2021-08-12
    listed $39,900 Active
31. 2021-08-12
    listed $39,900 Active
32. 2020-06-01
    historical
33. 2020-05-31
    historical
34. 2018-01-17
    listed $30,000 Active
35. 2018-01-17
    listed $30,000 Active
36. 2010-08-31
    soldstatus $4,000
37. 2010-06-10
    listed $3,900
38. 2007-01-17
    soldstatus $11,500
39. 2007-01-17
    soldstatus $11,500
40. 2006-12-20
    historical
41. 2006-09-18
    listed $14,900
42. 2006-09-18
    listed $14,900
43. 2000-09-13
    soldstatus $53,000
44. 2000-06-28
    soldstatus $53,000
45. 1999-09-01
    listed $53,000
46. 1998-10-03
    soldstatus $32,500
47. 1993-02-22
    soldstatus $12,836

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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) · 22% 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: $12,543
• − Mortgage interest: −$1,821
• − Property taxes: −$873
• − Insurance: −$162
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$945
• Taxable income: $6,735
• Est. tax owed @ 24.0%: −$1,616
• After-tax cash flow: $5,212/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

+153.2% since first listed

34 events — show timeline

• 2026-03-24 Listed $32,500 REALCOMP
• 2026-03-24 Listed $32,500 MiRealSource-MiMLS
• 2026-01-05 Listing Removed — MiRealSource-MiMLS
• 2025-11-25 Relisted — MiRealSource-MiMLS
• 2025-11-25 Relisted — REALCOMP
• 2025-10-17 Pending — MiRealSource-MiMLS
• 2025-10-17 Pending — REALCOMP
• 2025-10-17 Listing Removed — REALCOMP
• 2025-09-05 Listed $46,900 REALCOMP
• 2025-09-05 Listed $46,900 MiRealSource-MiMLS
• 2023-05-31 Listing Removed — MiRealSource-MiMLS
• 2023-05-31 Listing Removed — REALCOMP
• 2022-12-02 Listed $41,500 MiRealSource-MiMLS
• 2022-12-02 Listed $41,500 REALCOMP
• 2022-01-07 Listing Removed — REALCOMP
• 2022-01-07 Listing Removed — MiRealSource-MiMLS
• 2021-08-12 Listed $39,900 MiRealSource-MiMLS
• 2021-08-12 Listed $39,900 REALCOMP
• 2020-06-01 Listing Removed — REALCOMP
• 2020-05-31 Listing Removed — MiRealSource-MiMLS
• 2018-01-17 Listed $30,000 MiRealSource-MiMLS
• 2018-01-17 Listed $30,000 REALCOMP
• 2010-08-31 Sold (MLS) $4,000 REALCOMP
• 2010-06-10 Listed $3,900 REALCOMP
• 2007-01-17 Sold (MLS) $11,500 REALCOMP
• 2007-01-17 Sold (MLS) $11,500 MiRealSource-MiMLS
• 2006-12-20 Listing Removed — MiRealSource-MiMLS
• 2006-09-18 Listed $14,900 REALCOMP
• 2006-09-18 Listed $14,900 MiRealSource-MiMLS
• 2000-09-13 Sold (Public Records) $53,000 Public Records
• 2000-06-28 Sold (MLS) $53,000 REALCOMP
• 1999-09-01 Listed $53,000 REALCOMP
• 1998-10-03 Sold (Public Records) $32,500 Public Records
• 1993-02-22 Sold (Public Records) $12,836 Public Records

Property tax history

-3.4%/yr

Latest (2025): $873 · -53.6% YoY. Source: county tax records.