17185 New York St · Detroit, MI 48224

$79,900

2 bd · 1.0 ba · 638 sqft · SingleFamily public records · 70 Days on market

Built 1925 3,049 sqft lot $125/sqft · 41% above area Est $76k · 6% over

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Why this score? — see what drove the C+ 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 +9.4/10.0
• ARV discount +5.0/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

Key facts

• 3,049 sq ft lot
• Built 1925
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

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 flat; 484 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($45k/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 $552 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.89%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (median comp): $75,684
• List price: $79,900
• Delta: 5.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4528 Marseilles St	0.45mi	3/1.0 (+1)	637 (-0%)	7mo	$77,500	$122	68
5251 Neff Ave	0.30mi	2/1.0	720 (+13%)	2mo	$46,000	$64	63
5298 Neff Ave	0.35mi	2/1.0	720 (+13%)	2mo	$46,000	$64	61
5558 Radnor St	0.68mi	2/1.0	660 (+3%)	6mo	$18,000	$27	58
4367 Neff Ave	0.31mi	2/1.0	687 (+8%)	21mo	$17,000	$25	56
5290 University Pl	0.44mi	2/1.0	721 (+13%)	5mo	$60,000	$83	53
5036 Farmbrook St	0.52mi	2/1.0	670 (+5%)	18mo	$28,000	$42	52
4607 Radnor St	0.54mi	2/1.0	731 (+15%)	2mo	$50,000	$68	49
5546 Neff Ave	0.41mi	2/1.0	720 (+13%)	14mo	$74,900	$104	48
4811 Radnor St	0.53mi	2/1.0	719 (+13%)	10mo	$50,000	$70	46
4401 Neff Ave	0.28mi	2/1.0	731 (+15%)	22mo	$15,000	$21	44
5577 Radnor St	0.66mi	1/1.0 (-1)	566 (-11%)	23mo	$10,000	$18	26

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.41×
• Total profit: $9,279
• Equity at exit: $11,913

10-year hold

• IRR: 18.0%
• Equity multiple: 2.34×
• Total profit: $29,926
• Equity at exit: $6,908

Cash invested: $22,372 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$419
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $389

Break-even live

Break-even rent $658

Max offer price $79,900

Occupancy floor 61%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	43d	1	0.10mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	43d	1	0.10mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	21d	1	0.11mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	43d	1	0.11mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.11mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	14d	1	0.48mi
17161 Denver St Detroit, MI	1.0	1.0	700	$800	$1.14	12d	1	0.67mi
17161 Denver St Apt 10 Detroit, MI	1.0	1.0	700	$800	$1.14	10d	1	0.67mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	14d	1	0.80mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	24d	1	0.80mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	0.96mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	1.30mi

Listing history 41 events

1. 2026-06-18
   days on market $79,900 Active 70 DOM
2. 2026-06-17
   price $79,900 Active 69 DOM
3. 2026-06-17
   days on market $84,900 Active 69 DOM
4. 2026-06-15
   days on market $84,900 Active 67 DOM
5. 2026-06-13
   days on market $84,900 Active 65 DOM
6. 2026-06-13
   days on market $84,900 Active 64 DOM
7. 2026-06-09
   days on market $84,900 Active 61 DOM
8. 2026-06-08
   days on market $84,900 Active 60 DOM
9. 2026-06-07
   days on market $84,900 Active 59 DOM
10. 2026-06-04
    days on market $84,900 Active 56 DOM
11. 2026-06-03
    days on market $84,900 Active 55 DOM
12. 2026-06-02
    days on market $84,900 Active 54 DOM
13. 2026-06-01
    days on market $84,900 Active 53 DOM
14. 2026-05-31
    days on market $84,900 Active 52 DOM
15. 2026-04-10
    listed $84,900 Active 800-char remark

    Show marketing remark (800 chars)

    This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

16. 2026-04-10
    listed $84,900 Active 800-char remark

    Show marketing remark (800 chars)

    This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

17. 2026-04-10
    listed $84,900 Active

    Show marketing remark (800 chars)

    This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

18. 2026-04-10
    listed $84,900 Active

    Show marketing remark (800 chars)

    This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

19. 2026-04-09
    historical $84,900 800-char remark

    Show marketing remark (800 chars)

    This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

20. 2026-04-09
    historical $84,900

    Show marketing remark (800 chars)

    This craftsman style home is located on a quiet dead end street, with no neighbors in front or behind (faces nursing home back lot) cute front porch, good sized living room opens into a large dining room, and enters into a modern kitchen with lots of cabinets and counter space. Full bath is accessible off master bedroom or kitchen, making it very convenient. Beautiful refinished hardwood floors, wallside windows, newer furnace and central air. Second bedroom could be a great office, or work out space, lots of storage. Full basement is unfinished, giving more storage space, or room to finish. Original woodwork through out. Very conveniently located to major roads, freeways, two hospitals, great dining and shopping on Mack Avenue & minutes to down town Detroit with all it has to offer.

21. 2024-08-21
    historical
22. 2024-08-21
    historical
23. 2024-08-21
    historical
24. 2024-07-02
    listed $79,900 Active
25. 2024-07-02
    listed $79,900 Active
26. 2024-07-02
    listed $79,900 Active
27. 2024-06-30
    price $79,900
28. 2024-06-30
    price $79,900
29. 2024-06-29
    historical
30. 2024-06-29
    historical
31. 2024-06-29
    historical
32. 2021-07-02
    historical
33. 2021-07-01
    status Active
34. 2021-07-01
    historical
35. 2021-07-01
    historical
36. 2021-05-11
    historical Accepting Backup Offers
37. 2021-05-11
    historical Accepting Backup Offers
38. 2021-05-11
    historical Accepting Backup Offers
39. 2021-01-14
    listed $54,900 Active
40. 2021-01-14
    listed $54,900 Active
41. 2021-01-14
    listed $54,900 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: $809 · $67/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$211/yr (+$18/mo · 26.1%)

ⓘ 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: $13,809
• − Mortgage interest: −$4,476
• − Property taxes: −$809
• − Insurance: −$400
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,324
• Taxable income: $3,591
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,811/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+54.6% since first listed

27 events — show timeline

• 2026-04-10 Listed $84,900 REALCOMP
• 2026-04-10 Listed $84,900 MiRealSource-MiMLS
• 2026-04-10 Listed $84,900 REALCOMP
• 2026-04-10 Listed $84,900 MiRealSource-MiMLS
• 2026-04-09 Coming Soon $84,900 MiRealSource-MiMLS
• 2026-04-09 Coming Soon $84,900 MiRealSource-MiMLS
• 2024-08-21 Listing Removed — MiRealSource-MiMLS
• 2024-08-21 Listing Removed — MiRealSource-MiMLS
• 2024-08-21 Listing Removed — REALCOMP
• 2024-07-02 Listed $79,900 MiRealSource-MiMLS
• 2024-07-02 Listed $79,900 MiRealSource-MiMLS
• 2024-07-02 Listed $79,900 REALCOMP
• 2024-06-30 Price Changed $79,900 MiRealSource-MiMLS
• 2024-06-30 Price Changed $79,900 REALCOMP
• 2024-06-29 Coming Soon — MiRealSource-MiMLS
• 2024-06-29 Coming Soon — REALCOMP
• 2024-06-29 Coming Soon — MiRealSource-MiMLS
• 2021-07-02 Listing Removed — REALCOMP
• 2021-07-01 Relisted — REALCOMP
• 2021-07-01 Listing Removed — MiRealSource-MiMLS
• 2021-07-01 Listing Removed — MiRealSource-MiMLS
• 2021-05-11 Contingent — MiRealSource-MiMLS
• 2021-05-11 Contingent — MiRealSource-MiMLS
• 2021-05-11 Contingent — REALCOMP
• 2021-01-14 Listed $54,900 MiRealSource-MiMLS
• 2021-01-14 Listed $54,900 MiRealSource-MiMLS
• 2021-01-14 Listed $54,900 REALCOMP

Property tax history

-1.4%/yr

Latest (2025): $809 · -36.3% YoY. Source: county tax records.