17303 Runyon St · Detroit, MI 48234

$104,500

5 bd · 2.0 ba · 2,073 sqft · SingleFamily public records · 43 Days on market

Built 1930 4,792 sqft lot $50/sqft · 24% above area Est $84k · 24% 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

Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Colonial-style single-family residence; Residential property
• Construction: Built in 1930
• Exterior features: Brick construction; Lot of about 0.11 acres; Public water

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Four additional bedrooms (five bedrooms total)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eight total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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 (+6.7%/yr); 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,104/mo this rent would consume 71% 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 $722 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 6y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $104k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,365 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 2.01% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.54%
• DSCR: 2.36
• GRM: 4.1

CMA / ARV

• ARV (median comp): $84,374
• List price: $104,500
• Delta: 23.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17408 Bradford St	0.39mi	5/1.5	1,934 (-7%)	17mo	$129,900	$67	55

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: 30.0%
• Equity multiple: 2.33×
• Total profit: $38,815
• Equity at exit: $15,581

10-year hold

• IRR: 39.6%
• Equity multiple: 5.50×
• Total profit: $131,679
• Equity at exit: $9,035

Cash invested: $29,260 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$326 /mo · $3,910/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $745

Break-even live

Break-even rent $1,161

Max offer price $104,500

Occupancy floor 60%

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	44d	1	0.90mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	1.41mi

Listing history 42 events

1. 2026-06-18
   days on market $104,500 Active 43 DOM
2. 2026-06-17
   days on market $104,500 Active 42 DOM
3. 2026-06-15
   days on market $104,500 Active 40 DOM
4. 2026-06-13
   days on market $104,500 Active 38 DOM
5. 2026-06-13
   days on market $104,500 Active 37 DOM
6. 2026-06-09
   days on market $104,500 Active 34 DOM
7. 2026-06-08
   days on market $104,500 Active 33 DOM
8. 2026-06-07
   pricedays on market $104,500 Active 32 DOM
9. 2026-06-04
   days on market $114,900 Active 29 DOM

   Show marketing remark (392 chars)

   Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

10. 2026-06-03
    days on market $114,900 Active 28 DOM
11. 2026-06-02
    days on market $114,900 Active 27 DOM
12. 2026-06-01
    days on market $114,900 Active 26 DOM
13. 2026-05-31
    days on market $114,900 Active 25 DOM
14. 2026-05-10
    price $114,900 561-char remark

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

15. 2026-05-09
    status Active 561-char remark

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

16. 2026-05-09
    price $114,900 561-char remark

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

17. 2026-05-09
    status Active 561-char remark

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

18. 2026-05-09
    status Active

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

19. 2026-05-09
    price $114,900

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

20. 2026-04-29
    historical

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

21. 2026-04-29
    historical 561-char remark

    Show marketing remark (391 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

22. 2026-04-24
    listed $124,900 Active 561-char remark

    Show marketing remark (392 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

23. 2026-04-24
    listed $124,900 Active 561-char remark

    Show marketing remark (392 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

24. 2026-04-24
    listed $124,900 Active

    Show marketing remark (392 chars)

    Come make this home yours! You won't find a better bargain for an all brick 4 bedroom home with a 2 car garage sitting on a double lot. Newer mechanicals and finishes. Recently renovated this home is perfect for a first time homebuyer or veteran looking to plant roots in a trending neighborhood. Minutes away from City Airport and new development. This won't last long. Seller is motivated.

25. 2026-03-06
    historical $1,900
26. 2026-02-09
    listed $1,900
27. 2025-11-19
    historical $2,200
28. 2025-10-19
    listed $2,200
29. 2024-08-18
    historical $1,800
30. 2024-07-18
    listed $1,800
31. 2021-08-03
    historical
32. 2021-08-03
    historical
33. 2021-06-11
    listed $95,000
34. 2021-06-11
    listed $95,000 Active
35. 2021-01-27
    soldstatus $50,000
36. 2020-12-29
    soldstatus $50,000
37. 2020-12-29
    soldstatus $50,000 Closed
38. 2020-11-13
    status Pending
39. 2020-11-13
    status Active
40. 2020-11-12
    status Pending
41. 2020-10-29
    listed $55,000
42. 2020-10-29
    listed $55,000 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: $3,910 · $326/mo
• Projected year-2 tax: $3,910 · $326/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 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $25,247
• − Mortgage interest: −$5,854
• − Property taxes: −$3,910
• − Insurance: −$522
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$3,040
• Taxable income: $7,881
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $7,045/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

+90.0% since first listed

35 events — show timeline

• 2026-06-05 Price Changed $104,500 MiRealSource-MiMLS
• 2026-06-05 Price Changed $113,900 MiRealSource-MiMLS
• 2026-06-04 Price Changed $104,500 REALCOMP
• 2026-06-04 Price Changed $104,500 SW Michigan MLS
• 2026-06-04 Price Changed $113,900 REALCOMP
• 2026-06-04 Price Changed $113,900 SW Michigan MLS
• 2026-05-10 Price Changed $114,900 MiRealSource-MiMLS
• 2026-05-09 Relisted — REALCOMP
• 2026-05-09 Price Changed $114,900 REALCOMP
• 2026-05-09 Relisted — MiRealSource-MiMLS
• 2026-05-09 Relisted — SW Michigan MLS
• 2026-05-09 Price Changed $114,900 SW Michigan MLS
• 2026-04-29 Listing Removed — SW Michigan MLS
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listed $124,900 SW Michigan MLS
• 2026-04-24 Listed $124,900 REALCOMP
• 2026-04-24 Listed $124,900 MiRealSource-MiMLS
• 2026-03-06 Rental Removed $1,900 TURBOTENANT
• 2026-02-09 Listed for Rent $1,900 TURBOTENANT
• 2025-11-19 Rental Removed $2,200 TURBOTENANT
• 2025-10-19 Listed for Rent $2,200 TURBOTENANT
• 2024-08-18 Rental Removed $1,800 TURBOTENANT
• 2024-07-18 Listed for Rent $1,800 TURBOTENANT
• 2021-08-03 Listing Removed — MiRealSource-MiMLS
• 2021-08-03 Listing Removed — REALCOMP
• 2021-06-11 Listed $95,000 MiRealSource-MiMLS
• 2021-06-11 Listed $95,000 REALCOMP
• 2021-01-27 Sold (Public Records) $50,000 Public Records
• 2020-12-29 Sold (MLS) $50,000 REALCOMP
• 2020-12-29 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2020-11-13 Pending — MiRealSource-MiMLS
• 2020-11-13 Relisted — MiRealSource-MiMLS
• 2020-11-12 Pending — MiRealSource-MiMLS
• 2020-10-29 Listed $55,000 REALCOMP
• 2020-10-29 Listed $55,000 MiRealSource-MiMLS

Property tax history

+6.6%/yr

Latest (2025): $3,910 · -48.7% YoY. Source: county tax records.