17673 Teppert St · Detroit, MI 48234

$109,900

3 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 87 Days on market

Built 1943 4,356 sqft lot $110/sqft · 97% above area

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Section 8–approved investment opportunity in Detroit's Von Steuben neighborhood, offering immediate and reliable cash flow from day one. This fully renovated ranch is currently tenant-occupied at $1,300/month, providing stable, government-backed rental income with minimal management requirements. The property features durable laminate flooring, fresh interior paint, a modernized kitchen and bathroom, newer windows, and low-maintenance finishes throughout, supporting long-term durability and reduced operating costs. A functional layout, full basement with additional value potential, and detached garage further enhance tenant appeal and overall investment stability. Priced at $110,000 with standard financing terms, this asset delivers strong performance fundamentals and an estimated ~14% ROI with 20% down payment, making it a well-positioned turnkey investment for buyers seeking consistent income and long-term portfolio growth.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (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 rising fast (+6.7%/yr); 226 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,328/mo this rent would consume 45% 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 $760 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1943 — 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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $55,841
• List price: $109,900
• Delta: 96.81%
• 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
17694 Teppert St	0.03mi	3/1.0	1,013 (+1%)	6mo	$120,000	$118	92
17892 Runyon St	0.15mi	3/1.5	995 (-1%)	2mo	$56,000	$56	88
17650 Beland St	0.04mi	3/1.5	1,094 (+9%)	2mo	$67,000	$61	79
17665 Runyon St	0.06mi	3/2.0	1,096 (+9%)	1mo	$50,000	$46	77
18104 Runyon St	0.28mi	3/1.0	1,078 (+8%)	0mo	$58,000	$54	74
18696 Blackmoor St	0.55mi	3/1.0	1,010 (+1%)	0mo	$77,500	$77	73
17401 Albion St	0.15mi	2/1.0 (-1)	865 (-14%)	1mo	$50,000	$58	64
11455 Kenmoor St	0.51mi	3/1.5	955 (-5%)	4mo	$119,000	$125	63
11294 Engleside St	0.61mi	2/1.0 (-1)	986 (-2%)	4mo	$85,000	$86	60
8245 E Hildale St	0.72mi	3/1.0	1,028 (+2%)	3mo	$45,000	$44	60
19140 Algonac St	0.70mi	2/1.0 (-1)	892 (-11%)	1mo	$46,000	$52	43
12802 Dresden St	0.63mi	3/1.0	1,152 (+15%)	5mo	$25,000	$22	42

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,982
• Equity at exit: $16,386

10-year hold

• IRR: 17.4%
• Equity multiple: 2.69×
• Total profit: $52,098
• Equity at exit: $9,502

Cash invested: $30,772 (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: 226
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$576
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $292

Break-even live

Break-even rent $958

Max offer price $109,900

Occupancy floor 73%

Sensitivity live

Price	-10% $354	-5% $323	+0% $292	+5% $261	+10% $230
Rent	-10% $187	-5% $240	+0% $292	+5% $345	+10% $397
Rate	-1.0pp $348	-0.5pp $320	base $292	+0.5pp $264	+1.0pp $235

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	0.22mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.31mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	0.31mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.49mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.56mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.61mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.66mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.68mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	0.78mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.84mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.93mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.93mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	0.96mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.99mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.99mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.00mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.05mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.05mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.11mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.11mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	1.19mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	1.20mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.20mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	1.22mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.27mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.27mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	18d	1	1.31mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.50mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	1.50mi

Listing history 19 events

1. 2026-05-31
   days on market $109,900 Active 87 DOM
2. 2026-04-01
   price $109,900 964-char remark

   Show marketing remark (964 chars)

   Great Section 8–approved investment opportunity in Detroit's Von Steuben neighborhood, offering immediate and reliable cash flow from day one. This fully renovated ranch is currently tenant-occupied at $1,300/month, providing stable, government-backed rental income with minimal management requirements. The property features durable laminate flooring, fresh interior paint, a modernized kitchen and bathroom, newer windows, and low-maintenance finishes throughout, supporting long-term durability and reduced operating costs. A functional layout, full basement with additional value potential, and detached garage further enhance tenant appeal and overall investment stability. Priced at $110,000 with standard financing terms, this asset delivers strong performance fundamentals and an estimated ~14% ROI with 20% down payment, making it a well-positioned turnkey investment for buyers seeking consistent income and long-term portfolio growth.

3. 2026-03-31
   price $109,900 957-char remark

   Show marketing remark (957 chars)

   Great Section 8–approved investment opportunity in Detroit’s Von Steuben neighborhood, offering immediate and reliable cash flow from day one. This fully renovated ranch is currently tenant-occupied at $1,300/month, providing stable, government-backed rental income with minimal management requirements. The property features durable laminate flooring, fresh interior paint, a modernized kitchen and bathroom, newer windows, and low-maintenance finishes throughout, supporting long-term durability and reduced operating costs. A functional layout, full basement with additional value potential, and detached garage further enhance tenant appeal and overall investment stability. Priced at $110,000 with standard financing terms, this asset delivers strong performance fundamentals and an estimated ~14% ROI with 20% down payment, making it a well-positioned turnkey investment for buyers seeking consistent income and long-term portfolio growth.

4. 2026-03-06
   listed $119,900 Active 964-char remark

   Show marketing remark (957 chars)

   Great Section 8–approved investment opportunity in Detroit’s Von Steuben neighborhood, offering immediate and reliable cash flow from day one. This fully renovated ranch is currently tenant-occupied at $1,300/month, providing stable, government-backed rental income with minimal management requirements. The property features durable laminate flooring, fresh interior paint, a modernized kitchen and bathroom, newer windows, and low-maintenance finishes throughout, supporting long-term durability and reduced operating costs. A functional layout, full basement with additional value potential, and detached garage further enhance tenant appeal and overall investment stability. Priced at $110,000 with standard financing terms, this asset delivers strong performance fundamentals and an estimated ~14% ROI with 20% down payment, making it a well-positioned turnkey investment for buyers seeking consistent income and long-term portfolio growth.

5. 2026-03-06
   listed $119,900 Active 957-char remark

   Show marketing remark (957 chars)

   Great Section 8–approved investment opportunity in Detroit’s Von Steuben neighborhood, offering immediate and reliable cash flow from day one. This fully renovated ranch is currently tenant-occupied at $1,300/month, providing stable, government-backed rental income with minimal management requirements. The property features durable laminate flooring, fresh interior paint, a modernized kitchen and bathroom, newer windows, and low-maintenance finishes throughout, supporting long-term durability and reduced operating costs. A functional layout, full basement with additional value potential, and detached garage further enhance tenant appeal and overall investment stability. Priced at $110,000 with standard financing terms, this asset delivers strong performance fundamentals and an estimated ~14% ROI with 20% down payment, making it a well-positioned turnkey investment for buyers seeking consistent income and long-term portfolio growth.

6. 2026-03-05
   historical $119,900 964-char remark

   Show marketing remark (964 chars)

   Great Section 8–approved investment opportunity in Detroit's Von Steuben neighborhood, offering immediate and reliable cash flow from day one. This fully renovated ranch is currently tenant-occupied at $1,300/month, providing stable, government-backed rental income with minimal management requirements. The property features durable laminate flooring, fresh interior paint, a modernized kitchen and bathroom, newer windows, and low-maintenance finishes throughout, supporting long-term durability and reduced operating costs. A functional layout, full basement with additional value potential, and detached garage further enhance tenant appeal and overall investment stability. Priced at $110,000 with standard financing terms, this asset delivers strong performance fundamentals and an estimated ~14% ROI with 20% down payment, making it a well-positioned turnkey investment for buyers seeking consistent income and long-term portfolio growth.

7. 2004-03-01
   soldstatus $86,000
8. 2000-09-18
   soldstatus $68,000
9. 2000-03-09
   historical
10. 1999-07-10
    listed $78,900
11. 1998-11-23
    soldstatus $72,000
12. 1998-07-17
    listed $72,900
13. 1998-06-30
    historical
14. 1998-06-15
    listed $72,900
15. 1997-07-09
    soldstatus $19,800
16. 1995-06-15
    soldstatus $28,500
17. 1995-05-10
    soldstatus $28,500
18. 1995-02-20
    historical
19. 1995-01-06
    listed $27,900

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,654 · $138/mo
• Expected delta: +$38/yr (+$3/mo · 2.3%)

ⓘ 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: $15,936
• − Mortgage interest: −$6,156
• − Property taxes: −$1,616
• − Insurance: −$550
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,197
• Taxable income: $1,867
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $3,059/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

+293.9% since first listed

18 events — show timeline

• 2026-04-01 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-31 Price Changed $109,900 REALCOMP
• 2026-03-06 Listed $119,900 MiRealSource-MiMLS
• 2026-03-06 Listed $119,900 REALCOMP
• 2026-03-05 Coming Soon $119,900 MiRealSource-MiMLS
• 2004-03-01 Sold (Public Records) $86,000 Public Records
• 2000-09-18 Sold (Public Records) $68,000 Public Records
• 2000-03-09 Listing Removed — REALCOMP
• 1999-07-10 Listed $78,900 REALCOMP
• 1998-11-23 Sold (MLS) $72,000 REALCOMP
• 1998-07-17 Listed $72,900 REALCOMP
• 1998-06-30 Listing Removed — REALCOMP
• 1998-06-15 Listed $72,900 REALCOMP
• 1997-07-09 Sold (Public Records) $19,800 Public Records
• 1995-06-15 Sold (Public Records) $28,500 Public Records
• 1995-05-10 Sold (MLS) $28,500 MiRealSource-MiMLS
• 1995-02-20 Listing Removed — MiRealSource-MiMLS
• 1995-01-06 Listed $27,900 MiRealSource-MiMLS

Property tax history

-0.3%/yr

Latest (2025): $1,616 · -54.2% YoY. Source: county tax records.