18954 Albion St · Detroit, MI 48234

$90,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 7 Days on market

Built 1946 3,920 sqft lot $85/sqft · 147% above area Est $66k · 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Brick/mortar foundation; Asphalt roof
• Exterior features: Located on a cul-de-sac; Ground-level entry with steps

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating with natural gas; No cooling system
• Interior features: Partially finished basement; Basement present
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.1% vs local median 10.1% 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 (+6.7%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $1,351/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 2372% 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 $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 + 6.7% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1946 — 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: 1.50% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $66,104
• List price: $90,000
• Delta: 36.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18104 Runyon St	0.33mi	3/1.0	1,078 (+2%)	0mo	$58,000	$54	82
18696 Blackmoor St	0.38mi	3/1.0	1,010 (-5%)	0mo	$77,500	$77	74
19591 Strasburg St	0.54mi	3/1.5	1,034 (-2%)	3mo	$89,000	$86	66
17892 Runyon St	0.47mi	3/1.5	995 (-6%)	2mo	$56,000	$56	65
19161 Hamburg St	0.43mi	3/1.0	960 (-9%)	2mo	$116,000	$121	63
17665 Runyon St	0.60mi	3/2.0	1,096 (+3%)	1mo	$50,000	$46	62
17650 Beland St	0.64mi	3/1.5	1,094 (+3%)	2mo	$67,000	$61	61
18982 Hamburg St	0.44mi	3/1.0	952 (-10%)	3mo	$45,000	$47	60
19361 Beland St	0.33mi	3/1.0	901 (-15%)	2mo	$47,500	$53	58
18431 Teppert St	0.31mi	4/1.0 (+1)	1,200 (+13%)	2mo	$67,500	$56	56
19633 Barlow St	0.65mi	3/1.5	962 (-9%)	3mo	$72,000	$75	50
18652 Goulburn St	0.64mi	4/1.0 (+1)	1,200 (+13%)	2mo	$23,000	$19	41

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.73×
• Total profit: $18,352
• Equity at exit: $13,419

10-year hold

• IRR: 28.3%
• Equity multiple: 3.97×
• Total profit: $74,952
• 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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$472
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $434

Break-even live

Break-even rent $801

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $485	-5% $460	+0% $434	+5% $409	+10% $383
Rent	-10% $328	-5% $381	+0% $434	+5% $488	+10% $541
Rate	-1.0pp $480	-0.5pp $457	base $434	+0.5pp $411	+1.0pp $387

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
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	3d	1	0.27mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	0.39mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	0.50mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.56mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.60mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	0.72mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.75mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.76mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	0.76mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.78mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	0.78mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.85mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	0.85mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	0.86mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.92mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.96mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	0.96mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	0.97mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.07mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.08mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	1.10mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	1.11mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	1.12mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.12mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	1.14mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	1.16mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.17mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.19mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	6d	1	1.28mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.30mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	1.30mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	1.32mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	1.33mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	1.34mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.34mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	1.36mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	1.37mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.37mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	1.38mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	1.40mi

Listing history 7 events

1. 2026-05-07
   status Pending 560-char remark
2. 2026-05-06
   status Pending 560-char remark

   Show marketing remark (560 chars)

   Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

3. 2026-05-03
   historical Active Under Contract 560-char remark

   Show marketing remark (560 chars)

   Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

4. 2026-05-03
   historical Accepting Backup Offers 560-char remark

   Show marketing remark (560 chars)

   Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

5. 2026-04-30
   listed $90,000 Active 560-char remark

   Show marketing remark (560 chars)

   Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

6. 2026-04-30
   listed $90,000 Active 560-char remark

   Show marketing remark (560 chars)

   Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

7. 2026-04-29
   historical $90,000 560-char remark

   Show marketing remark (560 chars)

   Discover an inviting single-family residence at 18954 Albion Ave, Albion ST, Detroit, MI, USA. Built in 1946, this bungalow-style home is ready for you to move in and begin a new chapter. This charming residence offers three comfortable bedrooms, providing ample personal space. The home features a well-appointed bathroom, designed for daily comfort and convenience. This inviting home, with its classic bungalow charm, is poised to offer a fulfilling living experience. Schedule your private showing today and envision your life unfolding within these walls.

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,212
• − Mortgage interest: −$5,041
• − Property taxes: −$1,481
• − Insurance: −$450
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,618
• Taxable income: $4,027
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,246/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-03 Contingent — REALCOMP
• 2026-05-03 Contingent — MiRealSource-MiMLS
• 2026-04-30 Listed $90,000 MiRealSource-MiMLS
• 2026-04-30 Listed $90,000 REALCOMP
• 2026-04-29 Coming Soon $90,000 MiRealSource-MiMLS

Property tax history

-0.1%/yr

Latest (2025): $1,481 · -0.4% YoY. Source: county tax records.