18110 Snowden St · Detroit, MI 48235

$149,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 124 Days on market

Built 1953 10,454 sqft lot $118/sqft · 9% below area Est $163k · 9% under

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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 +18.1/30.0
• ARV discount +11.4/15.0
• DSCR +5.7/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity in Detroit's North West Side! This home features a large rear yard at the end of the road. Perfect for privacy! Well maintained home featuring Vinyl floors throughout. Spacious home in a great location.

Key facts

• Great location
• Large rear yard
• 0.24 acre lot

Tags

• LARGE REAR YARD
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $140k (6.0% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 10.2% 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: 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 43% of the median local income ($39k/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 $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

• It's been on market 124 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $149k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.94% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $163,118
• List price: $149,000
• Delta: -8.66%
• 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
17621 Meyers Rd	0.36mi	2/2.0 (-1)	1,264 (+0%)	0mo	$40,000	$32	74
18292 Mendota St	0.61mi	3/1.0	1,232 (-2%)	1mo	$145,000	$118	67
18034 Tracey St	0.18mi	4/1.0 (+1)	1,116 (-11%)	2mo	$118,600	$106	66
17531 Ardmore St	0.43mi	4/2.0 (+1)	1,304 (+4%)	2mo	$195,000	$150	64
17161 Ward Ave	0.41mi	3/1.5	1,377 (+9%)	2mo	$194,500	$141	62
16562 Tracey St	0.75mi	3/1.0	1,244 (-1%)	2mo	$60,000	$48	61
16863 Tracey St	0.57mi	3/2.0	1,200 (-5%)	2mo	$165,000	$138	60
18011 Appoline St W	0.30mi	3/1.5	1,440 (+14%)	3mo	$170,000	$118	58
18093 Mendota St	0.57mi	3/1.0	1,132 (-10%)	4mo	$133,000	$117	54
16862 Sorrento St	0.61mi	3/1.0	1,387 (+10%)	4mo	$116,000	$84	52
17147 Appoline St	0.51mi	3/2.0	1,100 (-13%)	1mo	$170,000	$155	50
19159 Meyers Rd	0.70mi	2/1.0 (-1)	1,094 (-13%)	3mo	$87,500	$80	38

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,529
• Equity at exit: $22,216

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,459
• Equity at exit: $12,883

Cash invested: $41,720 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$781
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $130

Break-even live

Break-even rent $1,236

Max offer price $149,000

Occupancy floor 86%

Sensitivity live

Price	-10% $214	-5% $172	+0% $130	+5% $88	+10% $46
Rent	-10% $19	-5% $75	+0% $130	+5% $185	+10% $241
Rate	-1.0pp $205	-0.5pp $168	base $130	+0.5pp $91	+1.0pp $52

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.22mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	0.32mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	0.51mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	0.54mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	0.59mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.81mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	0.81mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.82mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.88mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.90mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.93mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	0.97mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	18d	1	0.98mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.09mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.09mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.14mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.20mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	1.20mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	1.22mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	1.24mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	1.27mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	1.27mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	1.27mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	1.28mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	21d	1	1.29mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.30mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	1.30mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	1.31mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.32mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	1.32mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	1.32mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.36mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.36mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.36mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.36mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.37mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.38mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.38mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.39mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.40mi

Listing history 14 events

1. 2026-04-07
   price $149,000 225-char remark

   Show marketing remark (225 chars)

   Incredible opportunity in Detroit's North West Side! This home features a large rear yard at the end of the road. Perfect for privacy! Well maintained home featuring Vinyl floors throughout. Spacious home in a great location.

2. 2026-04-06
   price $149,000 225-char remark

   Show marketing remark (225 chars)

   Incredible opportunity in Detroit's North West Side! This home features a large rear yard at the end of the road. Perfect for privacy! Well maintained home featuring Vinyl floors throughout. Spacious home in a great location.

3. 2026-01-24
   listed $160,000 Active 225-char remark

   Show marketing remark (225 chars)

   Incredible opportunity in Detroit's North West Side! This home features a large rear yard at the end of the road. Perfect for privacy! Well maintained home featuring Vinyl floors throughout. Spacious home in a great location.

4. 2026-01-24
   listed $160,000 Active 225-char remark

   Show marketing remark (225 chars)

   Incredible opportunity in Detroit's North West Side! This home features a large rear yard at the end of the road. Perfect for privacy! Well maintained home featuring Vinyl floors throughout. Spacious home in a great location.

5. 2025-06-22
   historical
6. 2025-06-22
   historical
7. 2025-04-07
   status Active
8. 2025-04-07
   listed $130,000 Active
9. 2014-08-04
   soldstatus $46,350
10. 2006-06-19
    soldstatus $77,000
11. 2006-06-19
    soldstatus $77,000
12. 2006-05-05
    historical
13. 2006-04-05
    listed $77,900
14. 2006-04-05
    listed $77,900

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $1,945 · $162/mo
• Expected delta: +$349/yr (+$29/mo · 21.9%)

ⓘ 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: $16,806
• − Mortgage interest: −$8,346
• − Property taxes: −$1,596
• − Insurance: −$745
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,335
• Taxable loss: −$905
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,776/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+91.3% since first listed

14 events — show timeline

• 2026-04-07 Price Changed $149,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $149,000 REALCOMP
• 2026-01-24 Listed $160,000 REALCOMP
• 2026-01-24 Listed $160,000 MiRealSource-MiMLS
• 2025-06-22 Listing Removed — MiRealSource-MiMLS
• 2025-06-22 Listing Removed — REALCOMP
• 2025-04-07 Relisted — REALCOMP
• 2025-04-07 Listed $130,000 MiRealSource-MiMLS
• 2014-08-04 Sold (Public Records) $46,350 Public Records
• 2006-06-19 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2006-06-19 Sold (MLS) $77,000 REALCOMP
• 2006-05-05 Listing Removed — MiRealSource-MiMLS
• 2006-04-05 Listed $77,900 MiRealSource-MiMLS
• 2006-04-05 Listed $77,900 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $1,596 · -37.5% YoY. Source: county tax records.