17241 Beech Daly Rd · Detroit, MI 48240

$99,000

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 38 Days on market

Built 1949 5,227 sqft lot Est $127k · 22% under

---

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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Natural gas available and connected; Electricity available; Cable connected
• Home design: Ranch-style single-family residence; One story
• Construction: Built in 1949; Vinyl siding; Asphalt roof; Full basement foundation
• Exterior features: Lot size about 0.12 acres; Public water

Interior

• Kitchen: Kitchen (approx. 14 x 9); Dishwasher; Microwave; Oven; Refrigerator; Freezer
• Bedrooms: Primary bedroom (approx. 14 x 9); Second bedroom (approx. 11 x 8)
• Bathrooms: 1 full bathroom (approx. 8 x 5)
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Replacement windows; Full basement; Total of 4 rooms
• Laundry & utility: Washer; Dryer; Utility room (approx. 20 x 13); Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $69 ($824/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 $86k (13.4% below list).
• Recommended offer: $86k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 10.0% 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: crime F, employment F.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beech Elementary (math 2% / reading 17%, grade F, #1,277 of 1,397 statewide, top 93%, 453 students, 83% FRL); Hilbert Middle School (math 8% / reading 25%, grade F, #446 of 493 statewide, top 90%, 398 students, 75% FRL); Redford Union High School (math 15% / reading 34%, grade F, #476 of 713 statewide, top 67%, 736 students, 70% FRL).
• Market conditions: 90 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,727 (13.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $127,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17171 Beech Daly	0.07mi	2/1.0	708 (0%)	20mo	$125,000	$177	80
18404 Dalby St	0.59mi	2/1.0	719 (+2%)	2mo	$162,500	$226	68
17730 Kinloch	0.38mi	2/1.0	730 (+3%)	12mo	$150,000	$205	67
15917 Norborne	0.73mi	2/1.0	713 (+1%)	13mo	$42,000	$59	54
15988 Norborne	0.66mi	2/1.0	750 (+6%)	9mo	$135,000	$180	52
17373 Norborne	0.15mi	2/1.0	814 (+15%)	20mo	$159,000	$195	51
18266 Dalby	0.55mi	2/1.0	768 (+8%)	12mo	$120,000	$156	50
18604 Wakenden St	0.63mi	2/1.0	624 (-12%)	8mo	$105,000	$168	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-11,700
• Equity at exit: $14,761

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-4,690
• Equity at exit: $8,560

Cash invested: $27,720 (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 48240

• Active inventory: 90
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $69

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 87%

Sensitivity live

Price	-10% $125	-5% $97	+0% $69	+5% $41	+10% $13
Rent	-10% $1	-5% $35	+0% $69	+5% $103	+10% $136
Rate	-1.0pp $119	-0.5pp $94	base $69	+0.5pp $43	+1.0pp $17

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24651 W McNichols Rd Detroit, MI	1.0	1.0	700	$800	$1.14	46d	4	0.65mi
24235 W McNichols Rd Detroit, MI	1.0	1.0	700	$800	$1.14	46d	4	0.92mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	46d	1	0.95mi
24244 Dale St Unit 211 Detroit, MI	1.0	1.0	550	$800	$1.45	26d	1	1.18mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	46d	3	1.27mi
19254 Telegraph Rd Unit M5 Detroit, MI	1.0	1.0	700	$820	$1.17	17d	1	1.45mi
19264 Telegraph Rd Unit G2 Detroit, MI	1.0	1.0	700	$820	$1.17	46d	1	1.46mi
19260 Telegraph Rd Unit J2 Detroit, MI	1.0	1.0	700	$820	$1.17	46d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $99,000 Active 38 DOM
2. 2026-06-18
   days on market $99,000 Active 35 DOM
3. 2026-06-17
   price $99,000 Active 34 DOM
4. 2026-06-17
   days on market $115,000 Active 34 DOM
5. 2026-06-16
   days on market $115,000 Active 33 DOM
6. 2026-06-15
   days on market $115,000 Active 32 DOM
7. 2026-06-13
   days on market $115,000 Active 30 DOM
8. 2026-06-13
   days on market $115,000 Active 29 DOM
9. 2026-06-09
   days on market $115,000 Active 26 DOM
10. 2026-06-08
    days on market $115,000 Active 25 DOM
11. 2026-06-07
    days on market $115,000 Active 24 DOM
12. 2026-06-04
    days on market $115,000 Active 21 DOM
13. 2026-06-03
    days on market $115,000 Active 20 DOM
14. 2026-06-02
    days on market $115,000 Active 19 DOM
15. 2026-06-01
    days on market $115,000 Active 18 DOM
16. 2026-05-31
    days on market $115,000 Active 17 DOM
17. 2026-05-14
    listed $115,000 Active 428-char remark

    Show marketing remark (428 chars)

    A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

18. 2026-05-14
    listed $115,000 Active

    Show marketing remark (428 chars)

    A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

19. 2026-05-14
    listed $115,000 Active 428-char remark

    Show marketing remark (428 chars)

    A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

20. 2026-05-12
    historical $115,000 428-char remark

    Show marketing remark (428 chars)

    A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

21. 2026-05-12
    historical $115,000 428-char remark

    Show marketing remark (428 chars)

    A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

22. 2026-05-12
    historical $115,000

    Show marketing remark (428 chars)

    A charming 2-bed, 1-bath ranch offering comfort, convenience, and strong investor appeal. Enjoy a bright living area, cozy bedrooms with ceiling fans, and a functional layout ideal for easy living or rental potential. The basement includes laundry access and ample storage. Step outside to a private backyard perfect for relaxing or entertaining. A great opportunity for investors seeking a dependable, low-maintenance property.

23. 1996-10-22
    soldstatus $39,677
24. 1991-02-08
    soldstatus $35,900

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $1,051 · $88/mo
• Expected delta: +$474/yr (+$39/mo · 82.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,287
• − Mortgage interest: −$5,546
• − Property taxes: −$578
• − Insurance: −$495
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,880
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,030/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 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

• City population: 572,865
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+220.3% since first listed

8 events — show timeline

• 2026-05-14 Listed $115,000 REALCOMP
• 2026-05-14 Listed $115,000 SW Michigan MLS
• 2026-05-14 Listed $115,000 MiRealSource-MiMLS
• 2026-05-12 Coming Soon $115,000 MiRealSource-MiMLS
• 2026-05-12 Coming Soon $115,000 REALCOMP
• 2026-05-12 Coming Soon $115,000 SW Michigan MLS
• 1996-10-22 Sold (Public Records) $39,677 Public Records
• 1991-02-08 Sold (Public Records) $35,900 Public Records

Property tax history

-5.1%/yr

Latest (2025): $578 · -61.6% YoY. Source: county tax records.