18498 Vaughan St · Detroit, MI 48219

$75,000

2 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 183 Days on market

Built 1947 3,920 sqft lot $73/sqft · 30% above area Est $58k · 30% over ↓ 12% since listing

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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 +4.5/5.0
• 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

High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

Key facts

• 3,920 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (+8.0%/yr); 305 active listings in the ZIP; 40 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).
• This rent runs 35% of the median local income ($44k/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 $519 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 + 8.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1947 — 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: 1.68% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $57,733
• List price: $75,000
• Delta: 29.91%
• 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
19352 Margareta St	0.35mi	3/1.0 (+1)	1,060 (+2%)	3mo	$105,000	$99	72
18424 Fielding St	0.24mi	3/1.0 (+1)	1,100 (+6%)	3mo	$40,000	$36	71
18555 Edinborough Rd	0.25mi	3/1.0 (+1)	950 (-8%)	2mo	$70,000	$74	68
18801 Margareta St	0.66mi	3/1.0 (+1)	1,045 (+1%)	3mo	$60,000	$57	60
19145 Fielding St	0.40mi	3/1.5 (+1)	924 (-11%)	1mo	$98,000	$106	56
17511 Westmoreland Rd	0.46mi	3/2.0 (+1)	939 (-9%)	1mo	$100,000	$106	53
18631 Margareta St	0.69mi	3/1.0 (+1)	950 (-8%)	0mo	$62,000	$65	49
19749 Huntington Rd	0.74mi	3/1.5 (+1)	1,093 (+6%)	0mo	$169,999	$156	49
19003 Curtis St	0.61mi	3/1.0 (+1)	1,138 (+10%)	1mo	$95,000	$83	49
19105 Curtis St	0.56mi	3/1.5 (+1)	1,156 (+12%)	3mo	$97,422	$84	45
18924 Bentler St	0.70mi	3/1.0 (+1)	920 (-11%)	3mo	$74,900	$81	41
18925 Bentler St	0.73mi	3/2.0 (+1)	937 (-9%)	1mo	$79,900	$85	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.17×
• Total profit: $24,466
• Equity at exit: $11,183

10-year hold

• IRR: 36.9%
• Equity multiple: 5.30×
• Total profit: $90,243
• Equity at exit: $6,485

Cash invested: $21,000 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$393
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $470

Break-even live

Break-even rent $664

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	0.10mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.13mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.23mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.26mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.26mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.28mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.29mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.42mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	0.43mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.43mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	43d	1	0.46mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.50mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.55mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.56mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.61mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.65mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	0.71mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	0.75mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.76mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.78mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.80mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.82mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.83mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.85mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.87mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.88mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.92mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.92mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.92mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	0.94mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.97mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	4d	1	0.99mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.03mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	1.06mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.07mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.08mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	1.11mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.11mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	1.17mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.21mi

Listing history 31 events

1. 2026-06-15
   days on market $75,000 Active 183 DOM
2. 2026-06-13
   days on market $75,000 Active 181 DOM
3. 2026-06-13
   days on market $75,000 Active 180 DOM
4. 2026-06-09
   days on market $75,000 Active 177 DOM
5. 2026-06-08
   days on market $75,000 Active 176 DOM
6. 2026-06-07
   days on market $75,000 Active 175 DOM
7. 2026-06-04
   days on market $75,000 Active 172 DOM
8. 2026-06-03
   days on market $75,000 Active 171 DOM
9. 2026-06-01
   days on market $75,000 Active 169 DOM
10. 2026-05-31
    days on market $75,000 Active 168 DOM
11. 2026-02-04
    price $75,000 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

12. 2026-02-03
    price $75,000 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

13. 2026-02-03
    price $75,000

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

14. 2026-01-14
    status Active 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

15. 2026-01-13
    historical 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

16. 2025-12-31
    price $87,000 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

17. 2025-12-30
    price $87,000 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

18. 2025-12-30
    price $87,000

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

19. 2025-12-14
    listed $99,700 Active 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

20. 2025-12-14
    listed $99,700 Active 977-char remark

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

21. 2025-12-14
    listed $99,700 Active

    Show marketing remark (977 chars)

    High-Equity 3BR Project in a Rapidly Improving Area - Cash Only - As-IsThis Detroit property is a prime fix-and-flip or BRRRR investment for any serious investor looking for big spreads, strong ARV potential, and fast rental demand. Located in a high-activity investor zone with improving comps and ongoing neighborhood redevelopment, this home is a textbook value-add project ready for your crew. Featuring a classic Detroit 3-bedroom layout, this property offers the perfect foundation for a full cosmetic renovation--update flooring, paint, mechanicals, kitchen, bath, roof/siding as needed, and watch the ARV climb. The layout makes it easy to open walls and convert to a modern open-concept floor plan that today's buyers and renters want. The area supports strong rent-to-value ratios, making this an ideal BRRRR candidate after rehab. Whether you're flipping for quick equity or holding for long-term cash flow, this property checks every box. Motivated SellerSold as is

22. 2025-02-19
    historical
23. 2024-12-26
    historical Accepting Backup Offers
24. 2024-12-26
    historical Active Under Contract
25. 2024-12-26
    historical
26. 2024-12-18
    status Active
27. 2024-12-17
    status Active
28. 2024-12-14
    historical Accepting Backup Offers
29. 2024-12-14
    historical Accepting Backup Offers
30. 2024-11-26
    listed $85,000 Active
31. 2024-11-26
    listed $85,000 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 ≥98°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: $15,112
• − Mortgage interest: −$4,201
• − Property taxes: −$1,202
• − Insurance: −$375
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,182
• Taxable income: $4,734
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,505/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

-11.8% since first listed

21 events — show timeline

• 2026-02-04 Price Changed $75,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $75,000 REALCOMP
• 2026-02-03 Price Changed $75,000 SW Michigan MLS
• 2026-01-14 Relisted — REALCOMP
• 2026-01-13 Listing Removed — REALCOMP
• 2025-12-31 Price Changed $87,000 MiRealSource-MiMLS
• 2025-12-30 Price Changed $87,000 REALCOMP
• 2025-12-30 Price Changed $87,000 SW Michigan MLS
• 2025-12-14 Listed $99,700 SW Michigan MLS
• 2025-12-14 Listed $99,700 REALCOMP
• 2025-12-14 Listed $99,700 MiRealSource-MiMLS
• 2025-02-19 Listing Removed — REALCOMP
• 2024-12-26 Contingent — MiRealSource-MiMLS
• 2024-12-26 Contingent — REALCOMP
• 2024-12-26 Listing Removed — MiRealSource-MiMLS
• 2024-12-18 Relisted — MiRealSource-MiMLS
• 2024-12-17 Relisted — REALCOMP
• 2024-12-14 Contingent — MiRealSource-MiMLS
• 2024-12-14 Contingent — REALCOMP
• 2024-11-26 Listed $85,000 MiRealSource-MiMLS
• 2024-11-26 Listed $85,000 REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $1,202 · -53.9% YoY. Source: county tax records.